Not a Single GTA Neighbourhood Is in Overbidding Territory

Homes have been widely been selling below asking for the last six months, but December marked a new high for underbidding.

By Josh Sherman | 2 minute read

Jan 12

Some 98% of the neighbourhoods in the Greater Toronto Area were selling under-asking in December as bidding competition ground to a halt.

In the final month of 2023, underbidding activity in the Greater Toronto Area’s housing market reached an unprecedented level, according to new analysis from Wahi.

In December, a staggering 98% of GTA neighbourhoods were in underbidding territory, up from 93% in November. This is the seventh consecutive month that the share of underbidding neighbourhoods has increased. It is also the highest share of underbidding neighbourhoods recorded since Wahi began tracking bidding activity in July of 2022, surpassing the previous high seen in November.

At the end of each month, Wahi compares the differences between median list and sold prices to determine whether a neighbourhood is in overbidding or underbidding territory, excluding those neighbourhoods with fewer than five transactions in a given month. The top overbidding and underbidding neighbourhoods are ranked by the median overbid or underbid amount. This is calculated by subtracting the sold price from the list price of each individual listing in a given neighbourhood. These are then ranked by the median of all subtractions and presented as the median overbid or underbid amount.


gta overbidding neighbourhoods

Based on these criteria, only 122 of the GTA’s approximately 400 neighbourhoods were evaluated as many areas didn’t see sufficient sales activity. Nearly all of these neighbourhoods (120) were in underbidding territory, and two were selling at-asking: Pine Valley Business Park, in Vaughan, and Woodbine Gardens, in Toronto. No neighbourhoods were in overbidding territory, down from 16 in November. These bidding trends are an indicator of where a higher concentration of homes may be selling above or below asking.  “The Bank of Canada’s rate hikes last year are clearly having an impact on real estate markets across southern Ontario,” says Wahi CEO Benjy Katchen. “That said, with interest rates recently stabilizing or in some cases even falling, now could be a great time to potentially purchase a home due to having a greater selection of properties for sale and potentially being able to cut a sharper deal than even just a few months ago,” Katchen continues.

The GTA’s Top 5 Underbidding Neighbourhoods 

As in previous months, the top underbidding neighbourhoods were generally located within more expensive areas, although there was one exception this month in East Woodbridge, Vaughan:


Median underbid amount
Median sale price
Old Oakville
Eastlake, Oakville
The Annex, Toronto
East Woodbridge, Vaughan
Deer Park, Toronto

Note that seasonal factors can influence bidding activity. For example, with more limited competition during the winter months, bidding wars may be less likely. Seller behaviour can also have an impact, such as if a home is listed below its true value in hopes of sparking a bidding war.

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Underbidding Continues Across Ontario

The GTA-wide median underbid amount was $24,900 in December. With the highest home prices in the province, it’s no surprise that the region had the highest underbid amount of the major Ontario housing markets Wahi tracks. However, when comparing the median underbid amount as a percentage of the median sold price, several cities saw comparable underbidding to the GTA.


Median Sold Price
St. Catharines


To see the latest analysis, check out Wahi’s Market Pulse tool, an interactive tool that maps out where bidding activity is strongest and weakest based on the latest available data from the past 30 days.

Josh Sherman

Wahi Writer

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