The spatial and temporal variations of residential real estate values and social change: A Toronto case study

This thesis tracks changes in residential property values in the Toronto CMA from 1971 to 2001 in the context of social segregation using census data. This illuminates the social consequences of changing real estate values and the processes that shape cities and transform neighbourhoods. The findings indicate a spatial shift of higher than average CMA real estate values from the suburbs to the inner city. Changes in relative income indicate a shift of lower-income households from the inner city to the suburbs and growing income polarization. The areas increasing the most in value increased the relative concentration of higher income earners, those with university education and professionals. Areas with the lowest rise in value increased the relative concentration of low-income earners, manufacturing workers and those with less than grade 9 education. Amenities are distributed unevenly among city areas and by neighbourhoods' real estate values. The findings show that real estate market dynamics reinforce social segregation and unequal wealth distribution. There is evidence of social upgrading and displacement as well as entrenchment of less affluent and wealthy areas. Signs of social segregation and unequal service provision make a case for the intentional design of more diverse and equitable neighbourhoods.