City-wide real estate statistics for London, Ontario, are fundamentally misleading for established homeowners considering a move. In 2026, average sale prices vary by over $330,000 between postal codes that are minutes apart. Properties priced and marketed with neighbourhood-specific precision retain up to 5.5% more equity than those relying on a city-wide average approach.
Ty Lacroix, Broker at The Envelope Real Estate Group, provides hyper-local market analysis for sellers and buyers in London's established neighbourhoods — focused on the data that applies to your specific street, not the city as a whole.
The headline says London home prices are up. Or down. Or holding steady.
None of that tells you what your home is worth.
Citywide statistics are based on averages, and London is not a single market. It is a collection of distinct microeconomies in which average sale prices vary by over $330,000 between postal codes minutes apart. Treating a historic property in Old South the same as a newer build in Fox Hollow leaves money on the table. Treating a Westmount executive home the same as an entry-level condo in the city's east end produces the same result.
The headline tells you what happened across all of them. It tells you nothing about yours.
The Real Cost of Relying on Averages
When a home is priced using citywide data rather than neighbourhood-specific analysis, the consequences are measurable. Properties relying on generic, wide-net marketing plans average 18 more days on market — and every additional week on market increases the statistical risk of price reductions by 22%. A home that sits accumulates that risk, compounding daily.
The sellers who avoid this aren't lucky. They priced to the specific data that applies to their street — school feeder patterns, walkability scores, absorption rates by property type — not the number that appeared in last month's London Free Press.
What Precision Actually Means
In Byron, homes within the Byron Northview and Byron Southwood school catchments carry a measurable price premium over comparable properties just outside those boundaries. In Westmount, the difference between Westmount South L and Westmount South O is over $250,000 on comparable properties. In Riverbend, street location relative to the ravine system affects both pricing and days on market in ways that city-wide data doesn't capture.
None of this appears in a headline. All of it affects your outcome.
When it comes time to make an asset transition, your primary goal is to protect the equity you've built. That requires data specific to your property — not an average that includes homes on the other side of the city.
What This Means Before You Make a Move
You don't need to guess where your home sits in this market. The neighbourhood-level data exists. The question is whether the broker you work with is using it or relying on the same city-wide averages the headlines are built from.
If you're considering a move in an established London neighbourhood, the most protective thing you can do is understand your specific position before anyone else knows you're thinking about it.
Also find me at tylacroix.com and Totally Preachless
