Published 2 November 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Etobicoke is the cheaper place to buy a house: detached homes there averaged about $1.47 million from January to October 2026, against about $1.89 million in Oakville. Etobicoke also has the lower tax rate (0.767% vs 0.851%) and the subway, but buyers pay Toronto’s second land transfer tax. Typical condos cost about the same in both.
This guide is for buyers deciding between Etobicoke and Oakville for a 2027 move, and for owners in one who are eyeing the other. You will get 2026 prices by home type, how fast homes sold, the tax and land transfer tax gap I checked from official sources, the transit facts, and a plain answer on who each place suits.
Is Etobicoke cheaper than Oakville?
Yes, for houses, by a wide margin. From January to October 2026, detached homes across Etobicoke’s five TRREB districts averaged about $1.47 million, against about $1.89 million in Oakville. That is a gap of roughly $417,000 on the average detached sale. For condo apartments the gap was much smaller: about $602,000 in Etobicoke and $668,000 in Oakville.
Etobicoke is not one TRREB district. It is five (W06 to W10), so I combined them by weighting each district’s average by its number of sales. That gives a true combined average. I did not invent a combined median, because you cannot add medians together.
| Home type | Etobicoke sales | Etobicoke average | Oakville sales | Oakville average |
|---|---|---|---|---|
| Detached | 1,182 | $1,468,488 | 1,162 | $1,885,313 |
| Semi-detached | 76 | $938,402 | 77 | $1,045,006 |
| Freehold townhouse | 93 | $1,126,108 | 338 | $1,087,036 |
| Condo townhouse | 171 | $773,442 | 168 | $783,918 |
| Condo apartment | 1,119 | $602,119 | 335 | $668,362 |
Source: TRREB MLS data via REALM, January–October 2026. Etobicoke = Toronto districts W06, W07, W08, W09 and W10, combined as a sales-weighted average.
Two things stand out. First, the two places sold almost the same number of detached homes, so neither market is thin. Second, Etobicoke sold more than three times as many condo apartments as Oakville. If you want a condo, Etobicoke simply gives you more choice. If you want a freehold townhouse, Oakville has far more of them.
Have prices dropped in both places?
Yes. Compared with the same months of 2025, Etobicoke’s average detached price fell about 6.1%, while Oakville’s slipped about 1.1%. Condo apartment averages fell about 7.1% in Etobicoke and 8.6% in Oakville. Since 2024, both detached averages are down about 7.5%. My Etobicoke housing market outlook and Halton market outlook go deeper on each side.
What does a house cost in each part of Etobicoke compared with Oakville?
Etobicoke is not one price. The median detached home in the cheapest district, W10, sold for $870,000, while W07 sold for $1,548,000. Oakville’s town-wide detached median was $1,625,000, higher than every Etobicoke district. The median is the middle sale: half sold for more, half for less.
| Area | Detached median | Detached days on market | Condo apt median |
|---|---|---|---|
| W06 (Alderwood, Long Branch, Mimico, New Toronto) | $1,179,000 | 25 | $607,500 |
| W07 (Stonegate-Queensway) | $1,548,000 | 19 | $584,000 |
| W08 (Islington-City Centre West, Kingsway South, Princess-Rosethorn and others) | $1,540,000 | 24 | $525,000 |
| W09 (Humber Heights, Kingsview Village, Willowridge-Martingrove-Richview) | $1,135,000 | 24 | $525,000 |
| W10 (Rexdale, Thistletown, Mount Olive and others) | $870,000 | 32 | $401,000 |
| Oakville (town-wide) | $1,625,000 | 33 | $528,000 |
Source: TRREB MLS data via REALM, January–October 2026. District and town medians, not neighbourhood figures. Community names from TRREB’s Toronto West community reports.
Notice the condo column. Oakville’s median condo apartment, at $528,000, was lower than the medians in W06 and W07 and about level with W08 and W09. Oakville’s condo average is higher only because a smaller group of large, expensive units pulls it up. So for a typical condo, the two places cost about the same. For a house, Etobicoke is where the savings are.
How fast are homes selling in Etobicoke and Oakville?
Faster in Etobicoke. Detached homes across Etobicoke took about 25 days on average to sell from January to October 2026, against 33 days in Oakville. In W07, the average was just 19 days. Condo apartments took about 39 days in Etobicoke and 45 in Oakville. “Days on market” is the average time from listing to a firm deal.
Supply tells the same story. In REALM’s snapshot, Oakville had 564 detached homes listed for sale, against 477 across all of Etobicoke, even though both sold about the same number this year. More listings for the same number of sales means more choice and more room to negotiate for Oakville buyers. In Etobicoke, a well-priced house in a popular district can still draw quick offers.
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Are property taxes lower in Etobicoke or in Oakville?
Etobicoke has the lower rate. Because Etobicoke is part of the City of Toronto, it pays Toronto’s 2026 total residential rate of 0.767311%. Oakville’s 2026 total, including the Town, Halton Region and education, is 0.850960%.
Your bill is the rate times your MPAC assessment, not the price you paid. On a home assessed at $800,000, that works out to about $6,138 a year in Etobicoke and about $6,808 in Oakville, a gap of roughly $670. The 2027 rates are not set yet. Both usually set them in the first half of the year. For the Oakville details, see my guide to Oakville property tax for 2027.
Do you pay double land transfer tax in Etobicoke?
Yes. This is the biggest one-time cost difference between the two. Every buyer in Ontario pays the provincial land transfer tax. Inside the City of Toronto, including Etobicoke, you also pay Toronto’s municipal land transfer tax, which uses the same rates up to $3 million. Oakville buyers pay only the provincial tax.
| Purchase price | Oakville (Ontario tax only) | Etobicoke (Ontario + Toronto) |
|---|---|---|
| $600,000 | $8,475 | $16,950 |
| $1,200,000 | $20,475 | $40,950 |
| $1,500,000 | $26,475 | $52,950 |
Source: my calculation from Ontario’s land transfer tax rates (ontario.ca) and Toronto’s MLTT rates (toronto.ca), before any first-time buyer refund.
First-time buyers get some relief. Ontario refunds up to $4,000 of its tax, and Toronto rebates up to $4,475 of its own tax if you meet its rules. So a first-time buyer at $1,200,000 in Etobicoke would still pay about $32,475 in total, against $16,475 in Oakville. Put that gap next to the price gap: on a detached home, the $400,000-plus price difference is far bigger than the extra tax.
Which is better for commuting to downtown Toronto?
Etobicoke, for most people, because it is closer and has the subway. Line 2 runs along Bloor and ends at Kipling station in Etobicoke, with Islington as another major hub. Etobicoke also has four GO stations: Mimico and Long Branch on the Lakeshore West line, Kipling on the Milton line, and Etobicoke North on the Kitchener line.
Oakville has two GO stations, Oakville and Bronte, both on Lakeshore West. That line runs all day in both directions. Weekend trains every 15 minutes between Oakville GO and Union started in April 2024. I have not listed travel times because they change with each schedule, so check GO’s trip planner for the exact train you would take.
By car, Etobicoke sits on the 401, 427, 409, the QEW and the Gardiner, which also makes Pearson airport easy. Oakville is on the QEW, Highway 403 and the 407 toll road. If you work west, in Mississauga, Burlington or Hamilton, Oakville can actually be the shorter drive. For a third option in between, read my Mississauga vs Oakville comparison.
What are schools and daily life like in Etobicoke and Oakville?
The school boards are different. Etobicoke is served by the Toronto District School Board and the Toronto Catholic District School Board. Oakville is served by the Halton District School Board and the Halton Catholic District School Board, plus two French-language boards. I do not rank schools here. Check each school’s own results and boundaries before you buy, because a single street can change which school you get.
Size matters too. Etobicoke had 376,237 people in the 2021 census, and Oakville had 213,759. Etobicoke mixes condo towers near the lake and along Bloor with post-war bungalows and large-lot streets further north. Both border Lake Ontario. Etobicoke has lakeside parks such as Humber Bay Park and Colonel Samuel Smith Park. Oakville is a separate town in Halton Region with its own council, which is why its taxes and services differ.
Etobicoke or Oakville: who should pick which?
Pick Etobicoke if you:
- Want a detached house for well under Oakville’s $1.6 million median, especially in W06, W09 or W10.
- Commute downtown and want the subway or several GO lines close by.
- Want lower yearly property tax and are ready for the one-time double land transfer tax.
- Want a condo and the widest choice of buildings.
Pick Oakville if you:
- Have the budget for a larger, newer detached home and value Halton’s schools and services.
- Work west of Toronto, or are happy on the Lakeshore West GO line.
- Want a freehold townhouse, where Oakville has more supply.
- Prefer a smaller town with lower one-time closing costs.
I sell across Toronto and the GTA, and I see this choice often. My view, and it is only a view: for a family that needs a detached house and works downtown, Etobicoke usually wins on total cost, even after the extra land transfer tax. Oakville makes more sense when the job is west or when the buyer already has the 20% down payment for a $1.6 million home. For condos, I would let the building decide, not the city, because the medians are so close.
Oakville’s median detached price is above $1.5 million. At $1.5 million and up, you need at least 20% down and cannot get an insured mortgage, so a $1,625,000 home needs $325,000 down. A $1,200,000 Etobicoke home needs about $95,000 at the minimum. Get pre-approved for the exact price range before you fall for a street.
What to do next
- Set your price range and down payment first, and note whether you cross the $1.5 million line.
- Pick two or three Etobicoke districts and the Oakville areas that fit, and compare recent sales on the same street type.
- Add land transfer tax, property tax and commute costs into one yearly number for each option.
- Test the commute at rush hour from the exact address, by GO, subway or car.
- Use the estimator above to check what your current home could sell for if you are moving up.
Need help with this? Talk to me.
I’m Jatin Dua, Broker of Record at RE/MAX Quantum Realty, and I’m the best agent to do this kind of work for you in Toronto and across the GTA. Over $100 million in GTA sales and 100+ families helped sell. Feel free to contact me any time: call or text 833-330-1925 or email [email protected].
Frequently asked questions
Is Etobicoke cheaper than Oakville in 2027?
Yes, for houses. From January to October 2026, detached homes across Etobicoke averaged about $1.47 million, compared with about $1.89 million in Oakville, in TRREB MLS data via REALM. Condo apartments were much closer: about $602,000 in Etobicoke and $668,000 in Oakville. Going into 2027, Etobicoke remains the cheaper place to buy a detached home, though Toronto’s extra land transfer tax narrows the gap slightly.
Is Oakville worth the extra money over Etobicoke?
It can be, if you value what Oakville offers. In 2026 its median detached home sold for $1,625,000, more than any Etobicoke district. For that you get a separate town in Halton Region, Halton school boards, more freehold townhouses and no Toronto land transfer tax. If you commute downtown every day, Etobicoke’s subway and lower price usually give better value.
Do you pay double land transfer tax if you buy in Etobicoke?
Yes. Etobicoke is part of the City of Toronto, so buyers pay both Ontario’s land transfer tax and Toronto’s municipal land transfer tax. On a $1,200,000 home that is $40,950 in total, against $20,475 in Oakville. First-time buyers can get up to $4,000 back from Ontario and up to $4,475 from Toronto if they qualify.
Are property taxes higher in Oakville than in Etobicoke?
Yes, slightly. Oakville’s 2026 total residential tax rate is 0.850960%, while Etobicoke pays the City of Toronto rate of 0.767311%. On a home assessed by MPAC at $800,000, that is about $6,808 a year in Oakville and $6,138 in Etobicoke. The 2027 rates for both are expected to be set in the first half of 2027.
Does Oakville have all-day GO train service to Toronto?
Yes. Oakville GO and Bronte GO are on the Lakeshore West line, which runs trains all day in both directions to Union Station. Weekend service every 15 minutes between Oakville GO and Union began in April 2024. Etobicoke has the Line 2 subway plus four GO stations on three lines, which gives it more choice for downtown commuters.
Are condos cheaper in Etobicoke or Oakville?
They cost about the same for a typical unit. In January to October 2026, Oakville’s median condo apartment sold for $528,000, while Etobicoke’s district medians ranged from $401,000 in W10 to $607,500 in W06. Etobicoke sold 1,119 condo apartments, more than three times Oakville’s 335, so it offers far more choice of buildings.
Which sells faster, Etobicoke or Oakville?
Etobicoke. Detached homes there took about 25 days on average to sell from January to October 2026, against 33 days in Oakville, according to TRREB MLS data via REALM. Etobicoke’s W07 district averaged just 19 days. Condo apartments took about 39 days in Etobicoke and 45 days in Oakville over the same period.
Which school boards serve Etobicoke and Oakville?
Etobicoke is served by the Toronto District School Board and the Toronto Catholic District School Board. Oakville is served by the Halton District School Board and the Halton Catholic District School Board, plus two French-language boards. School boundaries can change street by street, so confirm the assigned schools for a specific address with the board before you buy in 2027.
How much down payment do I need for a house in Oakville?
For Oakville’s 2026 median detached price of $1,625,000, you need at least 20%, or $325,000, because homes at $1.5 million and above cannot get an insured mortgage in Canada. Below $1.5 million, the minimum is 5% of the first $500,000 and 10% of the rest. A $1,000,000 Oakville townhouse would need at least $75,000 down.
Sources
- City of Toronto – Property tax rates and fees (2026)
- Town of Oakville – 2026 final tax rates summary
- Ontario – Calculating land transfer tax
- City of Toronto – Municipal land transfer tax rates and fees
- City of Toronto – MLTT first-time buyer rebate
- Lakeshore West line (Wikipedia: stations and service pattern)
- Etobicoke (Wikipedia: 2021 population, transit, highways)
- Oakville, Ontario (Wikipedia: 2021 population, GO stations, school boards)
Related reading
- Mississauga vs Oakville in 2027: Prices, Commute and Which Fits You
- Brampton vs Mississauga in 2027: Prices, Commute and Which Fits You
- Markham vs Richmond Hill in 2027: Prices, Commute and Which Fits You
- Vaughan vs Markham in 2027: Prices, Commute and Which Fits You
About the author — Jatin Dua, Toronto and GTA real estate broker
I am Jatin Dua, Broker of Record and co-founder of RE/MAX Quantum Realty Inc., Brokerage, Unit 101, 799 The Queensway, Toronto. I work with buyers and sellers across Toronto and the GTA and have helped more than 100 families sell. Four-plus years of active GTA transactions and over $100 million in sales volume.
Reach me at [email protected] or 833-330-1925, or book a call.