In 2024, Canada witnessed a significant uptick in emigration, with 81,601 citizens departing—a peak not observed since 2017.
This trend has been consistent across all provinces, prompting an examination of the underlying causes and potential consequences, particularly concerning the housing and rental markets in 2025.
Provincial Emigration Trends
Ontario emerged as the primary contributor to this exodus, accounting for 48% of the national total with 39,430 residents leaving in 2024.
This marks the highest emigration level from the province since 2011. Factors such as escalating living expenses, stagnant wages, and a challenging housing market have been identified as key motivators for residents seeking opportunities elsewhere.
British Columbia reported 14,836 departures in 2024, the highest in seven years, indicating a notable shift in migration patterns.
Conversely, Quebec experienced a different trend, with only 937 residents leaving – the lowest in a decade – while welcoming 46,944 newcomers, reflecting a 7% increase in non-permanent residents.
Impact on Non-Permanent Residents
The net flow of non-permanent residents, including temporary workers, students, and refugees, declined by 50% in 2024, dropping from 636,427 in 2023 to 319,506.
This significant decrease has raised concerns among policymakers and stakeholders, as these groups have historically contributed to population growth and economic vitality.
Housing Market Dynamics
The housing sector has not been immune to these demographic shifts. In 2024, housing starts decreased by 25%, with apartment constructions experiencing a 27% decline. This contraction in new housing developments has implications for future housing availability and affordability.
Ontario and British Columbia, already facing high emigration rates, have seen corresponding slowdowns in housing developments. Toronto’s rental market experienced a rent price decrease in July 2024, coinciding with a 9% rise in emigration during the third quarter.
Similarly, Vancouver observed downward pressure on rents starting in June, alongside a 5% drop in second-quarter immigration.
Alberta’s Population Growth and Rental Market
Contrasting these trends, Alberta has emerged as Canada’s fastest-growing province for the second consecutive year, with a 3.93% population increase in 2024, adding 186,704 new residents.
This influx has influenced the rental market, with cities like Edmonton and Calgary experiencing consistent rent increases.
Edmonton, for instance, remains one of Canada’s most affordable major cities, with average rents for unfurnished one-bedroom apartments at $1,316.
National Rental Price Trends
The rental market across Canada presents a mixed picture. While Alberta’s cities have seen rent hikes, British Columbia and Ontario continue to host the most expensive rental markets.
Cities such as West Vancouver, North Vancouver, Vancouver, Burnaby, and Richmond lead in high rental costs.
However, growth in these areas is stalling, with Ontario’s unfurnished one-bedroom rents increasing by only 0.99% in 2024, a significant drop from the 13.05% surge the previous year.
Interprovincial Migration Patterns
Interprovincial migration slowed by 8% in 2024, yet Alberta continued to attract a substantial number of in-migrants, recording a net gain of over 30,000 people—the only province to achieve such a figure.
This trend underscores Alberta’s growing appeal, attributed to factors such as employment opportunities, affordable housing, and a favorable economic environment.
Outlook for 2025
The convergence of rising emigration, declining housing starts, and shifting interprovincial migration patterns suggests a complex landscape for Canada’s housing and rental markets in 2025.
While some regions may face challenges related to housing supply and affordability, others, like Alberta, could experience continued growth and increased demand in their rental markets.
Key Statistics on Emigration and Housing Trends
| Metric | Value |
|---|---|
| Total Emigrants | 81,601 |
| Ontario Emigrants | 39,430 (48%) |
| British Columbia Emigrants | 14,836 |
| Quebec Emigrants | 937 |
| Net Flow of Non-Permanent Residents | -50% |
| Decline in Housing Starts | -25% |
| Decline in Apartment Construction | -27% |
| Alberta Population Growth | +3.93% |
| Edmonton Average One-Bedroom Rent | $1,316 |
| Ontario Unfurnished One-Bedroom Rent Increase | +0.99% |
| Interprovincial Migration Slowdown | -8% |
| Alberta Net In-Migrants | 30,000 |
FAQs
What factors are contributing to the recent increase in emigration from Canada?
The rise in emigration is primarily attributed to escalating living costs, stagnant wages, and challenges within the housing market, prompting residents to seek opportunities elsewhere.
How has the decline in non-permanent residents affected Canada’s demographics?
The 50% decrease in non-permanent residents, including temporary workers and students, has significant implications for population growth and economic contributions, affecting various sectors reliant on this demographic.
What are the potential impacts of reduced housing starts on the rental market?
The 25% decline in housing starts may lead to a tighter housing supply, potentially increasing rental prices and exacerbating affordability issues in certain regions.