# U of T housing: residence costs & where to live

The cheapest U of T residence is a $9,000 Innis double with no meal plan. What on-campus and off-campus housing cost across all three campuses.

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Housing is the biggest line in most U of T students' budgets, and it's the one you have to decide on before you even get to campus. Toronto is one of the most expensive rental markets in Canada, so the choice between residence and off-campus living matters more here than almost anywhere else. This guide breaks down what on-campus residence costs across the St. George, Mississauga, and Scarborough campuses, what you'll pay off campus, and where the cheaper places to live as a U of T student are.

## On-Campus Residence: What It Costs

U of T runs three campuses, and each sets its own residence rates. All residence fees include utilities and internet, which makes the monthly number look higher than an off-campus rent that leaves those out. The figures below are the official 2026-27 rates from U of T's residence pages.

**St. George** is the downtown campus, and its residences are run by the individual colleges. Rates vary by building and room type:

| Residence | 2026-27 range (incl. meal plan where mandatory) |
|---|---|
| CampusOne | $29,089 to $33,965 for 12 months |
| Chestnut | $22,858 to $27,120 |
| New College | $14,965 to $20,770 |
| St. Michael's College | $18,035 to $24,538 |
| Trinity College | $22,668 to $25,068 |
| University College | $16,548 to $21,236 |
| Victoria College | $15,800 to $23,819 |
| Innis College | $9,000 to $17,500 (no meal plan) |
| Woodsworth College | $14,615 (no meal plan) |

The cheapest St. George option is a double room at Innis College at $9,000 for the year, and Innis has kitchens so there's no mandatory meal plan. Most of the college residences, though, make a meal plan mandatory, and that adds $5,500 to $8,500 on top of your room. A single at Trinity with the meal plan runs about $25,068 for the year.

**Mississauga (UTM)** charges by building and room style, and meal plans are not included in the residence fee. The cheapest first-year option is a lofted double suite at Erindale Hall at $9,606 for the year. A single suite at Erindale Hall runs $16,122, and a single in the New Residence Building runs $17,120. Townhouse-style rooms in McLuhan Court and Putnam Place run about $16,593.

**Scarborough (UTSC)** bundles a mandatory 7-day meal plan into first-year residence. The cheapest first-year option is a lower-level double in a townhouse at $15,167 including the meal plan. A single in Harmony Commons runs $21,966.

There's a catch worth knowing before you apply: U of T guarantees residence to every new full-time student entering their first year for the first time, but only if you complete the Residence Portal application by March 31 and accept your offer of admission by June 2. Miss those dates and the guarantee is gone.

## Off-Campus: The Cheapest Places to Live Near U of T

Most U of T students live off campus, and the neighbourhood you pick changes your rent by hundreds of dollars a month. U of T's own housing office publishes average rents for the areas around each campus, based on CMHC data and its own Off-Campus Housing Finder listings.

**Near St. George (downtown)** the closest neighbourhoods are the Annex, Kensington Market, Chinatown, and Harbord Village. These are the classic student areas, walkable to campus and full of restaurants and cafés. They're also the priciest. U of T's averages for downtown put a one-bedroom at about $2,042 to $2,212 a month and a bachelor or studio at $1,606 to $1,878. A room in a shared house is the way to bring that down, and it's the most common setup for students in these neighbourhoods.

**Near UTM (Mississauga)** rents are lower. U of T's averages put a one-bedroom at $1,684 to $1,841 a month and a bachelor or studio at $1,300 to $1,338. The campus sits in the west end of Mississauga, and the surrounding residential areas are more affordable than downtown Toronto.

**Near UTSC (Scarborough)** is the cheapest of the three. U of T's averages put a one-bedroom at $1,598 to $1,633 a month and a bachelor or studio at $1,460 to $1,506. The campus is in the east end of Toronto, and the surrounding neighbourhoods offer the best value of any U of T campus.

## What a Room or Apartment Actually Costs

If you're willing to share, off-campus housing gets much cheaper than residence. Here's the realistic 2026 range for a U of T student, based on U of T's published averages:

| Option | Monthly cost | Notes |
|---|---|---|
| Room in a shared house/apartment | $1,146 to $1,220 | The cheapest way to live near campus. |
| Bachelor/studio | $1,491 to $1,808 | Cheapest solo option, especially near UTM or UTSC. |
| 1-bedroom | $1,761 to $1,940 | Downtown St. George sits at the top of this range. |
| 2-bedroom (split) | $1,023 to $1,344 per person | Splitting a two-bed is cheaper per person than a one-bed. |

The math is simple: a room in a shared place at $1,200 a month is about the same as the cheapest residence double at Innis ($9,000 a year, or $1,125 a month), but you're not locked into a mandatory meal plan and you can cook for yourself. For most students, sharing off campus is the single biggest money-saver available, and it's the only way to keep housing near downtown under $1,500 a month.

## The Hidden Costs to Budget For

Rent is only part of the picture. Off-campus rentals in Toronto don't include utilities, and the city's winter heating bills add up. Budget for:

- **Utilities** (heat, power, water): $100 to $200 a month, more in winter
- **Internet**: $50 to $100 a month
- **Tenant insurance**: $20 to $30 a month (residence includes this; off-campus you buy it)
- **Furniture**: residence is furnished, most off-campus rentals are not
- **Transit**: the U-Pass is included in your student fees, so the TTC is covered

A $2,000 one-bedroom can become $2,300 a month once you add utilities, internet, and insurance. Compare that against residence, where the listed rate already includes utilities and internet.

## How to Keep Housing From Eating Your Budget

A common rule of thumb is to keep housing at or under 30% of your income. On a student budget in Toronto that's often not realistic, so aim for the cheapest option that still works for you and treat the rest as a trade-off.

- **Share with roommates.** Splitting a two or three-bedroom is almost always cheaper per person than living alone.
- **Look beyond the Annex.** A 30-minute TTC ride can cut your rent by $500 a month, especially toward Scarborough.
- **Use U of T's Off-Campus Housing Finder.** It lists units from landlords willing to rent to students, and the Roommate Finder connects you with other students looking to share.
- **Start your search early.** The best-priced rooms near campus go fast in the spring for a September move-in.
- **Read the lease before you sign.** Know whether utilities are included, whether it's furnished, and what the notice period is.

## Residence or Off-Campus: Which Is Right for You?

Residence makes sense if you want the built-in community, the walk to class, and the support of living with other first-years. It's the easiest transition, and the meal plan removes the cooking and grocery shopping. It's also the most expensive option, especially at St. George where the college meal plans are mandatory.

Off-campus makes sense if you want to save money, cook your own food, and have more independence. The trade-off is a commute, a lease, and the work of setting up utilities and furniture. Near UTM and UTSC, off-campus rents are low enough that the savings are clear. Near St. George, you'll need roommates to make it work.

There's no wrong answer, only the one that fits your budget. If you're weighing the full cost of the year, add up residence rent plus the meal plan, then compare it to off-campus rent plus utilities and groceries. For most students, the off-campus number comes out lower, and the difference is money you can put toward [an emergency fund](/learn/budget-student-income/) or [a TFSA](/learn/tfsa-for-students/) instead.

Related: [your first week at U of T](/universities/university-of-toronto/first-week-utoronto/) and [the cheapest food on campus](/universities/university-of-toronto/cheapest-food-on-campus-uoft/) cover the other big first-year costs.