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3 Annoying Things to Watch Out for When Buying a Home in London Ontario

Buying a house in London Ontario is about more than the number of bedrooms, the size of the backyard and whether you like the kitchen. There are 3 things that come up over and over again when I am searching for homes with my clients in London.

Some features may seem relatively minor during a showing but can become a regular source of frustration once you own the home. Here are three potentially annoying things to investigate before buying a house in London, Ontario.

1. A shared driveway

A shared driveway is not automatically a reason to avoid a house, especially in some of London’s older neighbourhoods where homes were built closer together. However, you should understand exactly how the driveway works before submitting an offer.

Important questions include:

• Who legally owns the driveway?

• Does the property have a registered right-of-way or easement?

• Who is responsible for snow removal and maintenance?

• Can both homeowners access their parking without blocking each other?

• Have the current owners experienced any disagreements?

The arrangement may work perfectly with a cooperative neighbour. Problems can arise when someone regularly blocks access, refuses to contribute to maintenance or has a different understanding of how the driveway should be used.

Ask your real estate lawyer to review any registered easements or rights-of-way. A survey may also help clarify the property boundaries and how the driveway is shared.

2. Electric baseboard heating

Electric baseboard heating can provide simple, room-by-room temperature control, but it may be more expensive to operate than some other heating systems.

Before buying the home, request copies of the seller’s recent electricity bills rather than relying on a general estimate. The actual cost can depend on the home’s size, insulation, windows, thermostat settings and the habits of the occupants.

You should also check:

• Whether the entire house uses electric baseboards

• Whether there is another heat source, such as a heat pump

• How well the home is insulated

• Whether furniture placement will interfere with the heaters

• What it could cost to upgrade the heating system

Baseboard heating does not necessarily make a property a bad purchase. You simply want to understand the likely operating costs and whether the system fits your budget and lifestyle.

3. Bad neighbours

You can renovate a kitchen, replace a furnace and repaint an entire house. Changing the people living next door is much more difficult.

A showing offers only a brief look at the neighbourhood, so visit the property more than once if you are seriously considering it. Try visiting during the day, in the evening and on a weekend.

Pay attention to:

• Excessive noise or frequent parties

• Poorly maintained neighbouring properties

• Loose or frequently barking dogs

• Vehicles blocking shared access

• Ongoing construction or unusual activity

• The general condition of the surrounding street

You can also ask the seller questions, speak with nearby residents and look at publicly available information about the area. Be respectful and avoid making assumptions, but do enough research to understand what living there may actually feel like.

Look beyond the finishes

It is easy to focus on attractive staging, new flooring and updated countertops when touring a house. Some of the details that affect your daily life, however, are not as visually exciting.

A shared driveway, electric baseboard heating or a difficult neighbour may not eliminate a home from consideration. The important thing is knowing about the issue before you buy so you can make an informed decision.

Thinking about buying a home in London, Ontario? I can help you evaluate the property, investigate potential concerns and find a home that fits both your budget and lifestyle.

Contact me to start your search or view the newest homes for sale in London.

Phil Bailey
London Ontario Realtor®
HouseSigma Inc. Brokerage

Looking for an experienced Realtor in London, Ontario?

Phil Bailey is a London Ontario Realtor® with HouseSigma Inc. Brokerage. Licensed since 2015, Phil has helped buyers and sellers throughout London and the surrounding area and has earned more than 100 five-star Google reviews.

Learn more about working with Phil or contact him for help buying or selling a home in London, Ontario.

Top 5 high schools in London Ontario - 2026 edition

Top 5 High Schools in London Ontario – September 2026 update!

If you’re thinking about moving to London, Ontario, schools may be one of the biggest factors in deciding where to buy a home.

As a top real estate agent in London Ontario I get asked frequently how different high schools schools rank in the London area. This is always a difficult question but I typically point people toward standardized test scores released by the Fraser Institute, asking around to other parents in the area, local neighbourhood groups, discussing with teachers, and doing your own research.

Recently, I put together a video to summarize the most recent findings from the Fraser Institute on London’s high school rankings, which you can watch here:

It’s important to remember that test scores don’t tell you everything about a school. Programs, extracurricular activities, school culture, location and the individual needs of a student can all be just as important.

With that said, here’s how London’s top five ranked.

1. London Central Secondary School

Fraser Institute Rating: 8.7/10
Ontario Ranking: #33 out of 747 secondary schools

London Central Secondary School takes the top spot in London with an impressive Fraser Institute score of 8.7 out of 10.

Located near downtown London, Central has consistently been one of the city’s strongest-performing high schools academically.

Its location also makes it an interesting consideration for families looking at homes in neighbourhoods surrounding central London, including Old North, Woodfield and parts of downtown London.

With a provincial ranking of #33, London Central falls within approximately the top 4% of secondary schools included in the Fraser Institute rankings.

2. Oakridge Secondary School

Fraser Institute Rating: 8.0/10
Ontario Ranking: #86 out of 747 secondary schools

Coming in second is Oakridge Secondary School with a rating of 8.0 out of 10.

Oakridge is located in west London and serves families from several established neighbourhoods in this part of the city.

For families considering a move to west or northwest London, the school can be an important factor when deciding which neighbourhoods to explore.

Oakridge’s provincial ranking puts it among approximately the top 12% of Ontario secondary schools included in the rankings.

3. St. Thomas Aquinas Catholic Secondary School

Fraser Institute Rating: 7.8/10
Ontario Ranking: #111 out of 747 secondary schools

St. Thomas Aquinas Catholic Secondary School comes in third among London high schools with a Fraser Institute rating of 7.8.

Located in west London, St. Thomas Aquinas is part of the London District Catholic School Board.

For families looking for Catholic secondary education in London, its strong academic ranking makes it one of the schools worth considering when researching different areas of the city.

4. A.B. Lucas Secondary School

Fraser Institute Rating: 7.3/10
Ontario Ranking: #158 out of 747 secondary schools

A.B. Lucas Secondary School takes the fourth spot with a rating of 7.3 out of 10.

Lucas is located in Northridge (north London) and has long been a well-known high school in the city.

Its location makes it particularly relevant for families considering homes in north London communities, where school boundaries are often an important part of the home search.

5. École secondaire Gabriel-Dumont

Fraser Institute Rating: 7.2/10
Ontario Ranking: #178 out of 747 secondary schools

Rounding out the top five is École secondaire Gabriel-Dumont with a rating of 7.2 out of 10.

Gabriel-Dumont is a French-language secondary school, so it’s important to keep that distinction in mind when comparing it with London’s English public and Catholic schools.

Its inclusion in the top five also demonstrates why families should look beyond just an overall ranking and consider the type of school and programming that works best for their children.

Top 5 High Schools in London Ontario

Based on the latest Fraser Institute rankings, the top five are:

  1. London Central Secondary School — 8.7/10
  2. Oakridge Secondary School — 8.0/10
  3. St. Thomas Aquinas Catholic Secondary School — 7.8/10
  4. A.B. Lucas Secondary School — 7.3/10
  5. École secondaire Gabriel-Dumont — 7.2/10

These rankings are based on the Fraser Institute’s Report Card on Ontario’s Secondary Schools and use academic indicators derived from province-wide testing.

Are School Rankings Important When Buying a Home?

They can be, but they shouldn’t be the only consideration.

A Fraser Institute ranking provides one way of comparing academic performance between schools. It doesn’t necessarily measure things such as school culture, extracurricular programs, facilities, student experience or whether a particular school will be the right fit for an individual student.

From a real estate perspective, however, school districts can absolutely be an important consideration for home buyers in London Ontario.

If you’re buying a house and have a particular school in mind, it’s important to confirm the current school boundary before making a decision. School boundaries can change, and being relatively close to a school doesn’t necessarily mean a particular address falls within its attendance area.

Moving to London Ontario?

If you’re considering moving to London and you’re trying to figure out which neighbourhood might be the right fit for your family, I can help.

I’ve been a Realtor® in London Ontario and work with buyers and sellers throughout the city. Whether you’re looking for a home near a particular high school, comparing London neighbourhoods, or just trying to understand the local real estate market, feel free to reach out.

Phil Bailey
London Ontario Realtor®
HouseSigma Inc. Brokerage

Thinking about buying or selling a home in London Ontario? Send me a message and let’s talk about what you’re looking for.

Hidden costs of buying a house in London Ontario

Hidden Costs of Buying a House in London Ontario

I was recently asked by a client what the hidden costs are when buying a house in London Ontario. Here’s what I told them!

If you want to know how much it will cost you to sell in London, here is the post I made on that topic:

https://philbailey.ca/2026/06/09/cost-to-sell-house-london-ontario

Thinking About Buying or Selling a House in London Ontario?

If you’re planning to buy or sell a home in London, Ontario, understanding expenses ahead of time can make the entire process much less stressful.

I help buyers and sellers throughout London understand the local market, evaluate properties, build an offer strategy and navigate the process from the initial home search (or sale) through closing day.

Please feel free to reach out. I’m always happy to answer questions about the process.

Phil Bailey, REALTOR®
HouseSigma Inc. Brokerage
London Ontario Real Estate Agent

Thames Park in London Ontario

Thames Park Makeover: What London, Ontario Residents Need to Know

If you’ve driven by Thames Park recently in London’s Old South or saw the conversations online, you’ve probably heard that big changes are coming. There has been a lot of discussion about what’s happening, and I wanted to break it down in a way that’s easy to understand.

I recently made a short video explaining the project and what it means for Londoners. If you’d rather watch than read, you can check it out below. Otherwise, keep scrolling for a more in-depth look at what’s changing and why it matters.

As a Realtor here in London, Ontario, I spend a lot of time keeping up with what’s happening around our city. Whether it’s new developments, road construction, neighbourhood improvements, or changes that affect the places we live, I believe staying informed helps all of us better understand how our city is evolving.

Thames Park is the latest example.

What’s Actually Happening?

The changes are focused on the site of the former Thames Pool. After the City made the decision to permanently close the aging outdoor pool, plans were approved to redevelop that space into a new recreation area designed for today’s residents.

Instead of leaving the property unused, the City is investing in a completely redesigned space that can be enjoyed by more people throughout the year.

Here is a link to the City of London’s Plan.

What’s Being Added?

According to the City’s plans, the redevelopment will include:

  • Four dedicated pickleball courts
  • A nature-themed splash pad
  • A brand-new playground
  • New seating and gathering spaces
  • Improved walking paths
  • More than 30 newly planted trees

One concern I’ve heard from many Londoners is about the trees. While some work is taking place throughout the site, the City’s plan indicates that mature trees are being preserved wherever possible, with additional trees being planted as part of the project.

Why People Have Strong Opinions

I completely understand why this project has generated so much discussion.

For many people, Thames Pool holds a lot of memories. Families spent summers there, kids learned to swim there, and it’s been part of London’s history for decades.

It’s never easy seeing familiar places change.

At the same time, cities grow, infrastructure ages, and difficult decisions have to be made about how public spaces are used in the future.

Whether you agree with the decision or not, it’s important to understand exactly what’s being built before forming an opinion.

My Thoughts

Personally, I think it’s healthy to have conversations about projects like this.

Not everyone will agree on whether replacing the old pool was the right decision, and that’s okay.

What I do appreciate is seeing investments made in public spaces that can be enjoyed by thousands of Londoners. The new playground, splash pad, walking paths, and pickleball courts have the potential to make this area an active community gathering place for years to come.

Like many construction projects happening across London right now, there will undoubtedly be some temporary inconvenience. But if the final result creates a space that more people can enjoy year-round, I think it’s worth following the project as it progresses.

What Do You Think?

I’d love to hear your opinion.

Would you have preferred to see the outdoor pool rebuilt, or do you think this new vision for Thames Park is the right direction?

Leave a comment on my YouTube video or reach out to me on social media. I always enjoy hearing different perspectives from fellow Londoners.

I regularly share updates on local news, neighbourhood developments, real estate trends, and everything happening around London, Ontario. My goal is simple: to help keep Londoners informed about the city we all call home.

Phil Bailey
London Ontario Realtor | HouseSigma Inc. Brokerage
Keeping Londoners informed on what’s happening in our city.

P.S. I recently listed 322 Ridout Street south in Old South – check out the tour here:

London Ontario Real Estate Market Update: Phil Bailey’s Thoughts in July of 2026

I was recently honoured to be quoted in the London Free Press following the release of the latest London and area real estate statistics. The article highlighted an interesting trend: home sales were increasing while the average sale price had declined.

Whenever new market numbers are released, headlines naturally focus on the statistics. As someone who works with buyers and sellers across London every day, I wanted to share what those numbers actually mean from the perspective of someone who is in homes, negotiating offers, and speaking with clients every single week.

Statistics are important, but they rarely tell the whole story and specific neighbourhoods and home types matter, a lot!

The Market is Finding Its Balance.

One of the comments I shared with the London Free Press was that we’re seeing something of a stalemate between buyers and sellers.

phil headshot

“What’s interesting about it is the number of actual transactions happening is up slightly over the same time last year, which to me is showing a little bit more confidence in the market, that people are making deals and transactions are happening”.

Phil Bailey

London Free Press – July 6, 2026

I still believe that’s one of the best ways to describe today’s market.

Many buyers are hoping every seller is desperate.

Many sellers are still comparing today’s market to what happened during the peak of the pandemic housing market.

The reality is somewhere in the middle.

The London, Ontario real estate market has become much more balanced. Buyers have more options and more negotiating power than they did a few years ago, but that doesn’t mean every home is selling at a discount.

Well-priced homes that show well and are marketed professionally are still generating strong interest. Homes that are overpriced often sit on the market longer and eventually require price reductions before attracting serious buyers.

Why the Average Sale Price Doesn’t Tell the Whole Story

One headline number that often gets attention is the average sale price.

While it’s an important statistic, it doesn’t necessarily mean every home’s value has increased or decreased by the same amount.

Some months see more entry-level homes selling. Other months include more luxury properties. That alone can significantly change the average price.

That’s why I spend far more time looking at what’s happening neighbourhood by neighbourhood than I do focusing on one provincial or national headline.

Whether you’re buying in Hyde Park, Masonville, Byron, Wortley Village, Stoney Creek, Summerside, Old North, or another London neighbourhood, the market can look very different depending on location, price point, and inventory.

Real estate has always been local and always will be, in my opinion.

Every Showing Teaches You Something

One of the things I enjoy most about this business is that every showing provides another piece of the puzzle.

Some buyers walk into a home and immediately recognize that it’s priced fairly.

Others quickly identify that a seller is still trying to achieve a 2022 price in a 2026 market.

Those conversations don’t appear in monthly statistics, but they’re happening every day across London.

Working directly with buyers and sellers gives me a perspective that goes beyond spreadsheets and graphs. It allows me to see how people are actually making decisions, where they’re hesitant, and what motivates them to move forward.

Pricing Strategy Has Never Been More Important

If I could offer one piece of advice to anyone thinking about selling their home today, it would be this:

Price your home for today’s market—not yesterday’s.

Over the past several years, I’ve helped clients navigate very different market conditions, from the highly competitive pandemic market to today’s more balanced environment.

The sellers who achieve the best results are usually the ones who understand that buyers are informed.

Before they ever book a showing, they’ve already compared dozens of listings online. They know recent sales. They know what similar homes are asking.

If your home represents good value, buyers notice.

If it doesn’t, they move on.

Marketing Matters More Than Ever

The market has changed, and so has the way homes need to be marketed.

Simply putting a property on the MLS is no longer enough.

Today’s buyers discover homes through YouTube, Instagram, Facebook, Google searches, email campaigns, and increasingly through AI-powered search tools.

That’s why I’ve invested heavily in professional video, digital marketing, social media, Google search visibility, and targeted online advertising.

The goal isn’t just to list a home.

The goal is to make sure the right buyers actually see it.

I’ve seen firsthand how effective marketing creates momentum, increases showing activity, and ultimately helps sellers achieve stronger results.

Buyers Still Have Great Opportunities

For buyers, today’s market offers something we haven’t seen in several years: time.

Time to ask questions.

Time to complete inspections.

Time to make informed decisions.

Time to negotiate when appropriate.

That doesn’t mean every home is a bargain.

Quality homes that are priced correctly still sell quickly.

But buyers no longer need to feel like they have to make life-changing decisions in a matter of hours.

For many people, that’s a healthier market.

Thinking About Buying or Selling in London?

If you’re wondering what today’s market means for your own situation, I’d be happy to help.

Every neighbourhood is different.

Every home is different.

Every family’s goals are different.

That’s why I believe local advice from someone working in the market every day is far more valuable than relying on national headlines alone.

If you’re considering buying, selling, or simply want to understand what your home might be worth in today’s market, I’d love to have a conversation.

No pressure. Just honest advice based on what I’m seeing every day here in London, Ontario.

Phil Bailey
Helping buyers and sellers make confident real estate decisions in London, Ontario.
HouseSigma Inc. Brokerage

Let’s connect today!

Top 5 things to know before moving to London Ontario

Moving to London, Ontario? 5 Things You Should Know Before Making the Move

If you’re thinking about moving to London, Ontario, you’re not alone.

Every week I hear from families, young professionals, retirees, and first-time buyers who are considering making London home. Some are relocating from the GTA in search of more space and affordability, locating back to Canada from working abroad, while others are moving here for work, school, or simply a better quality of life.

As a London, Ontario Realtor, one of the questions I get asked most often is:

“What’s it really like to live in London?”

The answer is that London offers an incredible balance of affordability, amenities, green space, and family-friendly neighbourhoods—but like any city, there are a few things you should know before making the move. I was born in London and have lived here for decades, so I’ve learned a lot. But, things are always changing so it is important to stay updated on London Ontario in 2026.

In the podcast episode below, I cover five insights that I think every buyer should hear before buying a home in London.

🎙️ Listen to the Podcast Episode Here

Moving to London, Ontario? 5 Things You Need to Know

1. Don’t Believe Everything You Hear About “East of Adelaide”

If you’ve done any research about London, you’ve probably heard someone say, “Don’t buy east of Adelaide.”

In my opinion, that’s outdated advice.

Like any city, London has neighbourhoods that appeal to different buyers, but there are many fantastic communities east of Adelaide that continue to grow and attract families.

Rather than judging half the city based on an old stereotype, it’s much more important to evaluate each neighbourhood individually based on your goals, lifestyle, and budget.

2. Choose the Right Neighbourhood Before You Choose the Right House

One of the biggest mistakes buyers make is focusing on the home while overlooking the location.

Think about your daily life.

  • How long will your commute be?
  • Where will your children go to school?
  • How close are parks, trails, grocery stores, and restaurants?
  • What activities do you enjoy on evenings and weekends?

You can renovate almost anything inside a home.

You can’t change its location.

3. London Is Larger Than Many People Expect

Although London has a smaller population than cities like Toronto, it’s geographically quite large.

Driving across the city during peak traffic can easily take 30 to 40 minutes, so where you choose to live can have a significant impact on your daily routine.

Sometimes spending a little more to live closer to work, family, or your favourite amenities is well worth the investment.

4. Western University and Fanshawe College Help Shape the City

London is home to both Western University and Fanshawe College, bringing approximately 60,000 students to the city each year.

That student population influences much more than the rental market.

You’ll notice it in local restaurants, coffee shops, transit, traffic patterns, entertainment, and even the overall energy of the city during the school year.

It’s another reason why choosing the right neighbourhood is so important.

5. London Isn’t Boring—You Just Have to Explore

One of the biggest misconceptions about London is that there’s nothing to do.

As someone raising a family here, I couldn’t disagree more.

Whether it’s exploring one of the city’s incredible parks, spending a day at a local festival, enjoying the trail system, grabbing dinner at a locally owned restaurant, visiting a craft brewery, or taking a quick trip to Port Stanley or Grand Bend, there’s always something happening if you’re willing to look for it.

That’s one of the reasons my family loves living here.

Is London, Ontario a Good Place to Live?

While no city is perfect, I genuinely believe London offers one of the best balances you’ll find in Ontario.

You get excellent healthcare, great schools, beautiful parks, two major post-secondary institutions, a growing economy, and housing that’s still more affordable than many larger Ontario cities.

Whether you’re buying your first home, upsizing for a growing family, or relocating for work, there’s a neighbourhood in London that’s likely a great fit for your lifestyle.

Thinking About Moving to London, Ontario?

If you’re planning a move, I’d be happy to help as your realtor.

As a full-time London, Ontario Realtor, I help buyers relocate from across Ontario and beyond. My goal isn’t just to help you buy a house—it’s to help you find the right neighbourhood and community for the way you want to live.

Whether you have questions about schools, neighbourhoods, commute times, or the current London, Ontario real estate market, feel free to reach out anytime.

Contact Phil Bailey

📞 Call or Text: (226) 977-2348

Learn more about me here

If you’d like more information about living in London, Ontario, be sure to browse the rest of my blog and subscribe to my YouTube Channel, where I regularly share local real estate advice, neighbourhood guides, and tips for buyers and sellers.

Costs to sell your home in London Ontario

How Much Does it Cost to Sell a House in London, Ontario?

One of the first questions I get from London Ontario homeowners thinking about selling is:

“Phil, what is this actually going to cost me?”

It’s a good question and considering how much it costs to sell a home is a great first step.

Whether you’ve owned your home for 2 years or 20 years, nobody likes surprises when it comes to money. And if you’re selling one home to buy another, understanding the costs upfront can make the difference between a smooth move and a stressful one.

The good news is that the costs of selling a house in London, Ontario can be figured out in advance.

The bad news?

There are a few expenses that catch homeowners off guard every year as they do not prepare.

Let me walk you through them.

First, Let’s Clear Up a Common Myth

No, sellers do not pay land transfer tax in Ontario.

That’s one of the most common misconceptions I hear.

If you’re selling your home in Hyde Park, Byron, Summerside, Old North, Oakridge, or anywhere else in London, you generally won’t pay land transfer tax when you sell.

However—and this is important—if you’re selling and buying another property, you will pay land transfer tax on the purchase of your next home and this is a big expense that goes right to the government.

I’ve had clients focus entirely on what it costs to sell only to realize later they forgot to budget for the land transfer tax on the home they were buying.

That’s not a fun conversation to have two weeks before closing and your agent and your mortgage professional need to prepare you for this.

Here’s more info on the land transfer tax from the Ontario government who collects it.

Real Estate Commission

For most sellers, this is the largest expense and it can vary in the London area.

The exact amount depends on the agreement you have with your Realtor and the services being provided.

But here’s something I’ve learned after helping people buy and sell homes throughout London:

The cheapest Realtor is rarely the least expensive option.

A few years ago, I met a homeowner who had previously listed with an inexperienced agent that had another full-time job. They saved some money upfront (theoretically) but ended up sitting on the market for months, reducing their price multiple times, and ultimately having to call me to try to sell after losing a ton of momentum already. Contrary to popular belief, I do not have a magic wand, but I can help guide you through the process using my experience and plan.

Saving a few thousand dollars on commission doesn’t feel like much of a win if you leave tens of thousands of dollars on the table. I would always recommend looking at how much you get at the end of the process rather than just the commission rate.

In today’s market, MLS alone isn’t enough.

Buyers are scrolling social media, watching videos, browsing YouTube, and finding homes in places they never would have 10 years ago. The marketing strategy behind the listing matters more than ever.

Legal Fees

Every seller should budget for legal fees.

Your lawyer handles the paperwork, mortgage discharge, title transfer, adjustments, and ensures everything closes properly.

Think of it this way:

If your Realtor helps you get the best price, your lawyer helps make sure you actually get paid. A good lawyer, in my experience, can help solve problems before they even become an issue at all so I would recommend not going for the cheapest option.

Most sellers can expect legal fees and disbursements to fall somewhere in the $1,000 to $2,500 range, depending on the transaction but talk to the lawyer first and find a good fit. I can always make recommendations of London Ontario real estate lawyers. And one final note – make sure they are a real estate lawyer who is experienced in real estate law in Ontario!

Mortgage Penalties: The One That Sneaks Up on People

This is the expense that surprises homeowners more than almost anything else.

If you’re breaking a mortgage before the end of the term, there may be a penalty.

Sometimes it’s a few hundred dollars.

Sometimes it’s several thousand.

I once had clients who were convinced selling their home was impossible because they had heard their penalty would be massive. After speaking with their mortgage professional, the actual number ended up being far lower than they expected and they were able to move forward with confidence.

The lesson?

Don’t guess.

Get the actual number from your lender.

Preparing Your Home for the Market

This category varies wildly from one property to another.

Some homes need almost nothing.

Others benefit from a little work before they hit the market.

One of my favourite examples was a seller who was considering a major kitchen renovation before listing.

After discussing it, we decided against it.

Instead, we focused on decluttering, fresh paint, landscaping, and a deep clean.

The total cost was a fraction of a renovation and the home showed beautifully.

Sometimes the best return on investment isn’t spending more money, it’s spending money in the right places.

The Cost Nobody Thinks About

Want to know one of the biggest costs of selling a home?

It’s not commission.

It’s not legal fees.

It’s not mortgage penalties.

It’s leaving money on the table.

Overpricing a home can cause buyers to ignore it.

Underpricing a home can leave money behind.

Poor photos can reduce showings.

Weak marketing can reduce exposure.

I’ve seen homeowners spend weeks worrying about a few hundred dollars in closing costs while unknowingly risking thousands because their pricing or marketing strategy wasn’t right.

Those are the costs that matter most.

What Should London Home Sellers Budget For?

Most sellers should expect some combination of:

  • Real estate commission
  • HST on commission
  • Legal fees and disbursements
  • Mortgage discharge fees
  • Mortgage penalties (if applicable)
  • Home preparation expenses
  • Moving costs

And if you’re purchasing another property:

  • Land transfer tax
  • Legal fees on the purchase
  • Moving expenses
  • Utility setup costs

Every Situation Is Different

This post is intended to provide general information, but every homeowner’s situation is unique.

Your mortgage, your lender, your lawyer, your financial goals, and the home you’re purchasing next can all impact your costs.

Before making a major decision like selling your home, I always recommend speaking with your mortgage professional, real estate lawyer, accountant, and any other professionals who can provide advice specific to your circumstances.

The goal isn’t just understanding what it costs to sell.

The goal is understanding how much you’ll actually walk away with after everything is paid and how that impacts your next move.

The Bottom Line

If you’re thinking about selling your home in London, Ontario, don’t rely on your neighbour’s opinion, a Facebook comment, or something your uncle told you based on what happened in 2021.

Every home is different.

Every market is different (including specific markets within the city of London Ontario).

Every seller is different.

The best way to understand your costs is to get real numbers based on your specific situation.

If you’re considering selling and would like a complimentary home value assessment and net proceeds estimate, I’d be happy to help.

Here to help if you have any questions on buying or selling in the London area!

Phil Bailey
London, Ontario Realtor
HouseSigma Inc. Brokerage

You can learn more about me here.

Selling a Home in London Ontario is NOT easy in 2026 and requires a strong plan and experience

Selling a home in London in 2026 is very different than it was even a few years ago.

Today’s sellers aren’t just competing against neighbouring resale homes — they’re competing against professionally staged builder model homes, polished new construction marketing, and buyers who make decisions online within seconds. This is especially true with the recent HST changes which give new builds an advantage they did not have in 2025.

And in highly competitive areas like Hyde Park and Northwest London, simply putting a home on MLS is no longer enough to consistently stand out.

That’s exactly why strategy, presentation, and digital marketing mattered so much when I launched 2001 Jubilee.

The result?

The home generated strong attention immediately after launch and received an offer in less than 48 hours on market.

Watch the Listing Video

Before diving into why selling a home in London Ontario requires more than just MLS exposure in 2026, here’s the full listing video for 2001 Jubilee in Hyde Park.

The goal with this listing wasn’t just to put it online, it was to create enough attention that buyers would stop scrolling and book a showing immediately.

The London Ontario Real Estate Market Has Changed

One of the biggest shifts in real estate over the last several years is how buyers shop for homes.

Most buyers now spend hours every week scrolling:

  • Instagram
  • YouTube
  • Facebook
  • Realtor.ca
  • and listing platforms

…before they ever contact a realtor or step foot inside a property.

That means your home’s first showing almost always happens online first.

And in markets like Hyde Park, buyers are comparing your home directly against:

  • nearby new builds
  • professionally designed builder inventory
  • polished resale listings
  • and heavily marketed properties

If a listing doesn’t stand out visually online, buyers can move on in seconds.

That’s why the old strategy of simply uploading photos to MLS and waiting for showings is becoming less effective — especially in competitive London Ontario neighbourhoods.

Why Professional Staging Matters More Than Ever

One of the biggest advantages I had with 2001 Jubilee was presentation.

I professionally staged the home to help it stand out online immediately and create a stronger emotional connection for buyers.

Professional staging helps:

  • homes photograph better
  • spaces feel brighter and larger
  • listings feel more premium
  • and buyers emotionally connect to the property faster

In areas like Hyde Park, where buyers are often comparing resale homes directly against nearby new construction, this can make a major difference.

The goal wasn’t simply to make the home “look nice.”

The goal was to make buyers stop scrolling.

Professionally staged living space at 2001 Jubilee in Hyde Park, London Ontario.

Why Selling a Home in London Ontario Requires Digital Marketing

MLS is still important.

But today’s buyers are spending massive amounts of time on social media and video platforms before they ever book a showing.

That’s why I leaned heavily into Instagram and video marketing immediately after launching 2001 Jubilee.

My strategy included:

  • cinematic listing video
  • Instagram reels
  • professional photography
  • targeted online promotion
  • strategic launch timing
  • and digital exposure designed to generate momentum quickly

The response was immediate.

The listing generated strong engagement online, significant local reach, and quick buyer interest within the first couple days on market.

In today’s market, attention creates opportunity.

Exposure Matters More Than Ever in 2026

One thing many sellers underestimate is how important visibility has become.

The more buyers who see your home — and emotionally connect with it online — the better chance you have of generating momentum early in the listing process.

Over the last 90 days alone, my social media content has generated more than 100,000 organic views across platforms, driven heavily through video content and local real estate exposure.

That doesn’t even include paid advertising campaigns.

Combined with a community of more than 6,000 social media followers, my focus is simple:
create as much visibility, trust, and engagement around a listing as possible.

Because in today’s market, exposure matters.

“Phil was fantastic from start to finish! He was super responsive, knew his numbers, gave us great advice throughout the process, and always kept us in the loop. He sold our house quickly and made the whole process feel way less stressful than we expected. Also hilarious, which honestly should be a requirement for realtors. We’d recommend him in a heartbeat!”

A & C

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What Sellers in London Should Know

Hyde Park continues to be one of the most competitive and desirable areas in London Ontario for buyers looking for:

  • newer homes
  • family-friendly neighbourhoods
  • schools
  • shopping
  • and convenience

But that also means sellers face more competition than ever.

Homes that stand out in London today are usually the ones that combine:

  • preparation
  • presentation
  • professional media
  • staging
  • social media exposure
  • and strategic launch planning

Buyers have options.
And expectations are high.

The homes that create excitement early are often the homes buyers remember most.

2001 Jubilee Drive in Hyde Park, one of London Ontario’s most competitive real estate markets.

Why Strategy Still Matters

The sale of 2001 Jubilee was a great reminder that strategy still matters tremendously in today’s London Ontario real estate market.

Professional staging helped the home compete visually against nearby new construction.

Strong digital marketing and Instagram exposure helped create attention quickly after launch.

And strategic preparation helped the listing generate an offer in less than 48 hours on market.

In 2026, selling a home requires more than just MLS exposure.

It requires:

  • attention
  • presentation
  • trust
  • visibility
  • and understanding how modern buyers actually shop for homes.

Final Thoughts

If you’re thinking about selling your home in Hyde Park or anywhere in London Ontario, choosing the right marketing strategy can make a major difference in how your home performs online and in the market overall.

Because today, the homes that stand out online are usually the homes buyers see first — and remember longest.

Phil Bailey
Real Estate Sales Representative
HouseSigma Inc. Brokerage
Serving London and surrounding areas

FAQs About Selling a Home in London Ontario

Is professional staging worth it when selling a home?

In many cases, yes. Professionally staged homes often photograph better, generate stronger emotional connection online, and stand out more effectively against competing listings. If you live in the home, we can still stage, but we always want to be respectful of your family’s needs first. Believe me, I’ve done this with my family and it’s not fun (but worth it usually!).

Does social media actually help sell homes?

Absolutely. Many buyers now discover homes through Instagram, Facebook, YouTube, and short-form video before they ever schedule a showing. MLS is a tool but it is not the only tool.

Are buyers comparing resale homes to new builds?

Especially in areas like Hyde Park, many buyers compare resale homes directly against nearby builder inventory and new construction communities. The recent HST changes have put this more in the spotlight so we have to take this into consideration.

How important is marketing when selling a home in 2026?

Marketing is more important than ever. Buyers shop online first, which means visibility, presentation, video, and digital exposure can significantly impact how quickly a home generates interest.

Phil Bailey

London Ontario Realtor

HouseSigma Inc. Brokerage

Click here to learn more.

How I Sold 25 Doulton Street Over Asking in Just 48 Hours

Selling a home in today’s London Ontario real estate market takes more than simply putting a property on MLS and hoping buyers show up.

At 25 Doulton Street, the goal from day one was to create strong early momentum, maximize online exposure, and position the home to stand out immediately in a competitive market.

The result?
The home sold in just 48 hours — and over asking price.

In a market where buyers are spending hours online before ever stepping through the front door, presentation and marketing matter more than ever. This sale was a great example of how the right strategy can create attention quickly and generate strong buyer interest early.

🎥 Watch to see how we did it

Why 25 Doulton Stood Out to Buyers

25 Doulton offered many of the features buyers in London Ontario are actively searching for right now: a beautifully maintained detached bungalow, updated living space, strong curb appeal, and a move-in-ready feel. It is a great home for first time buyers as well who I am working with more in 2026 vs 2025. They seem to be back in the market more this year!

Located on a mature tree-lined street in a desirable London neighbourhood, the home appealed heavily to buyers looking for character, comfort, and functional living space close to amenities. I was really excited to work with my clients to get this home sold!

Today’s buyers want homes that feel clean, bright, and easy to picture themselves living in immediately — and that starts long before the showing.

The Strategy Behind the Sale

One of the biggest mistakes sellers can make is relying only on MLS exposure.

While MLS is still important, the reality is that buyers now discover homes through Instagram, Facebook, YouTube, Realtor.ca, HouseSigma, and social media video content before ever booking a showing.

For 25 Doulton, we focused heavily on creating strong online presentation right from launch day.

That included:

  • Professional photography
  • Cinematic listing video
  • Short-form social media reels
  • Strategic pricing
  • Launch timing designed to maximize attention
  • Digital exposure targeted toward local buyers

The goal wasn’t simply to “list” the property — it was to create urgency and momentum immediately.

And in today’s London Ontario market, momentum matters.

Why This Home Sold Over Asking

Homes that generate strong attention early often create stronger outcomes for sellers.

At 25 Doulton, the combination of:

  • presentation
  • pricing strategy
  • buyer demand
  • and digital marketing exposure

…helped create significant interest right away.

The first 48 hours are often the most important period of a listing. That’s when buyers are watching most closely, new inventory feels freshest, and momentum can build quickly if the launch is executed properly.

That early activity helped drive strong interest and ultimately resulted in the home selling over asking price.

What Sellers in London Ontario Can Learn From This

One thing we continue seeing across the London Ontario real estate market is that buyers are becoming increasingly selective.

Even in strong neighbourhoods, homes that feel overpriced, poorly presented, or lacking online exposure can sit longer than expected.

Meanwhile, homes that:

  • show exceptionally well online
  • are priced strategically
  • create excitement early
  • and are marketed aggressively

…continue to outperform the market.

The reality is simple:
buyers shop online first.

That means your home’s first showing often happens on a phone screen — not at the front door.

Why Social Media Matters in Real Estate

Real estate marketing has changed dramatically over the last few years.

Platforms like Instagram, Facebook, YouTube, and TikTok now play a major role in how buyers discover homes.

For many buyers, scrolling listings and watching home tours has become part of their daily routine.

That’s why modern marketing matters.

For 25 Doulton, social media exposure helped increase visibility, generate engagement, and put the property in front of buyers who may not have otherwise seen it immediately through traditional search methods alone.

Attention creates opportunity.

The London Ontario Market Right Now

The London Ontario housing market continues to reward homes that are prepared properly before launch.

Buyers are still active, but expectations are high.

Homes that combine:

  • strong presentation
  • strategic pricing
  • modern digital marketing
  • and neighbourhood appeal

…are often seeing the strongest results.

Final Thoughts

Every home sale is different, but 25 Doulton was a strong reminder that strategy still matters tremendously in real estate.

Great marketing doesn’t replace a great home — but it helps the right buyers see its value faster.

Selling over asking in just 48 hours didn’t happen by accident. It came from preparation, presentation, strategic exposure, and understanding how today’s buyers actually shop for homes.

If you’re thinking about selling your home in London Ontario and want a strategy built around modern marketing, strong online exposure, and local market experience, I’d be happy to help.

—

Phil Bailey
Real Estate Sales Representative
HouseSigma
Serving London and surrounding areas

FAQs About Selling a Home in London Ontario

Are homes still selling over asking in London Ontario?

Some homes are — particularly properties that are priced strategically, show well online, and generate strong buyer demand early in the listing process.

Does social media actually help sell homes?

Absolutely. Many buyers now discover properties through Instagram, Facebook, YouTube, and short-form video before they ever schedule a showing.

What should sellers focus on before listing?

The biggest priorities are usually:

  • decluttering
  • preparation
  • professional media
  • pricing strategy
  • and creating a strong launch plan

Is professional marketing worth it when selling a home?

Yes! Strong marketing and presentation can dramatically improve visibility, engagement, and buyer interest early on.

Selling a Home in London Ontario? Here’s What Actually Matters in Today’s Market

Selling a home in London Ontario right now looks very different than it did even a couple of years ago.

Yes, good homes are still selling.

But buyers are more selective, inventory has increased in many areas of the city, and the homes getting the best results are usually the ones that launch with a real strategy behind them.

That’s exactly what I talked about in this recent video (spoiler alert: it worked!):

London Ontario Buyers Are Doing Their Homework

Most buyers in London are shopping online long before they ever book a showing.

They’re:

  • comparing neighbourhoods
  • watching home tours
  • checking school districts
  • looking at sold prices
  • and comparing your home to every other listing in your price range (and there may be a lot of those!)

That’s especially true in competitive areas like:

  • Hyde Park
  • Byron
  • Stoney Creek and Ballymote Woods
  • Summerside
  • Sunningdale
  • Wortley Village

The reality is that first impressions now happen online — not at the front door.

The First Week Matters Most

One of the biggest mistakes I see sellers make in the London market is thinking:

“We can always lower the price later.”

Technically, you can.

But the strongest buyer activity almost always happens during the first few days a home hits the market.

That’s when:

  • new listing alerts go out
  • buyers are paying attention
  • agents are watching
  • and excitement is highest

If a listing launches overpriced or without strong marketing, it can lose momentum quickly.

Why Digital Marketing Matters More Than Ever in London Ontario

A lot of homes in London look similar on paper.

Same number of bedrooms.
Same square footage.
Same general price range.

What separates the homes that stand out is often the marketing and presentation.

That includes:

  • professional photography
  • video tours
  • social media exposure
  • YouTube marketing
  • staging advice
  • and strategic pricing

The goal is simple:
Make buyers stop scrolling and pay attention. Momentum is everything in real estate.

Video Marketing Gives Homes More Exposure

One of the reasons I focus heavily on video marketing is because it helps homes reach buyers far beyond just the MLS.

A strong real estate video can:

  • create emotional connection
  • showcase the neighbourhood
  • highlight layout and flow
  • increase social sharing
  • and generate more overall interest

That’s especially important in a city like London where buyers are often relocating from places like:

  • Toronto
  • Kitchener
  • Waterloo
  • Mississauga

Many buyers are making decisions online before they even visit the city in person.

Thinking About Selling Your Home in London Ontario?

Every neighbourhood and price point is different, and the best strategy depends on:

  • your timing
  • current inventory
  • buyer demand
  • competition in your area
  • and how your home compares to similar listings

The right launch strategy can make a major difference in:

  • sale price
  • days on market
  • buyer interest
  • and negotiating power

You can check out more local home tours, neighbourhood content, and London Ontario real estate updates at Phil Bailey Real Estate.

FAQ

Is now a good time to sell a home in London Ontario?

In many London neighbourhoods, properly priced and well-marketed homes are still selling successfully, especially homes that show well online and launch strategically. There is also a big opportunity right now, in my opinion, for people to upgrade homes as prices have come down on higher end properties more then entry level price wise.

What helps homes sell faster in London Ontario?

Pricing correctly, strong marketing, professional photos and video, and preparing the home properly before listing all play a major role.

Do YouTube and social media help sell homes?

Absolutely. Video marketing increases visibility, buyer engagement, and overall exposure — especially for buyers relocating to London from larger Ontario cities.

I have a strong professional background in digital marketing even before becoming a real estate agent, and I use this experience very single day to help sell homes in London.

What are some of the most popular neighbourhoods in London Ontario?

Areas like Hyde Park, Byron, Stoney Creek, Wortley Village and Summerside continue to attract strong interest because of schools, parks, amenities, and family-friendly communities.

Phil Bailey
London Ontario Realtor®
Sales Representative at HouseSigma

Helping buyers and sellers across London with local market knowledge, strategic marketing, and modern real estate content.

www.philbailey.ca