# White Oak: London's record inventory and apartment price drop signal a buyer's shift London's August 2026 sales-to-new-listings ratio fell to 37.5% while months of inventory hit a new peak of 6.3, marking a clear shift toward buyer leverage in the city. These broader market figures are not measured at the White Oak neighbourhood level. Published 2026-10-11. Evidence snapshot 2026-10-12. ## Key facts and reporting periods - Average Sale Price: 654008 cad. Property type: All. Scope: London, ON. Reporting date: 2026-10-10. [Source](https://www.cassidyrealestate.ca/blog) - Average Sale Price: 689000 cad. Property type: SingleFamily. Scope: London, ON. Reporting date: 2026-10-10. [Source](https://www.cassidyrealestate.ca/blog) - Sales Volume: 442 count. Property type: All. Scope: London, ON. Reporting date: 2026-10-10. [Source](https://www.cassidyrealestate.ca/london-ontario-real-estate-market-reports) - Sales Volume: 402 count. Property type: All. Scope: London, ON. Reporting date: 2026-10-10. [Source](https://www.cassidyrealestate.ca/london-ontario-real-estate-market-reports) - Sales Volume: 526 count. Property type: All. Scope: London, ON. Reporting date: 2026-10-10. [Source](https://www.cassidyrealestate.ca/london-ontario-real-estate-market-reports) - Sales Volume: 577 count. Property type: All. Scope: London, ON. Reporting date: 2026-10-10. [Source](https://www.cassidyrealestate.ca/london-ontario-real-estate-market-reports) - Sales Volume: 590 count. Property type: All. Scope: London, ON. Reporting date: 2026-10-10. [Source](https://www.cassidyrealestate.ca/london-ontario-real-estate-market-reports) - Sales Volume: 470 count. Property type: All. Scope: London, ON. Reporting date: 2026-10-10. [Source](https://www.cassidyrealestate.ca/london-ontario-real-estate-market-reports) ## Market summary London's August 2026 sales-to-new-listings ratio fell to 37.5% while months of inventory hit a new peak of 6.3, marking a clear shift toward buyer leverage in the city. These broader market figures are not measured at the White Oak neighbourhood level. ## Central finding The LSTAR board area experienced a significant demand contraction in August 2026, with the sales-to-new-listings ratio dropping to 37.5% and inventory reaching a record 6.3 months. This indicates a transition to a buyer's market where sellers face increased competition and downward price pressure across the London and St. Thomas region. Sources: [London & St. Thomas Association of REALTORS® | CREA Statistics](https://creastats.crea.ca/board/lond/) [London & St. Thomas Real Estate Statistics - August 2026 | viewhomes.ca](https://www.viewhomes.ca/blog/london-st-thomas-real-estate-housing-market-update/) ## How the numbers connect Calculates the year-over-year decline in the average sale price for the LSTAR region. Calculation: August 2026 Average Sale Price ($590,550) compared to August 2025 (implied $651,114). Change = ($590,550 - $651,114) / $651,114 = -9.3%. Definitions: Average Sale Price is the mean transaction value for all residential properties sold in the LSTAR board area during the specified month. Limit: This measure reflects the combined effect of volume and price changes and does not isolate specific property types or neighbourhoods within the board. Sources: [London & St. Thomas Real Estate Statistics - August 2026 | viewhomes.ca](https://www.viewhomes.ca/blog/london-st-thomas-real-estate-housing-market-update/) ## Record Inventory and Falling Ratios Define the City's Buyer Leverage In August 2026, the London and St. Thomas Association of REALTORS recorded a sales-to-new-listings ratio of 37.5%, down from 44.5% in July. This figure sits well below the 45 to 65 percent band typically treated as balanced, indicating a distinct shift toward buyer-favourable conditions in the city. The same period saw months of inventory reach a new peak of 6.3, the highest recorded for an August in the available series. These measurements are not taken at the White Oak neighbourhood level but reflect the broader LSTAR board area. The increase in active listings to 3,332 at the end of August 2026 outpaced the 526 homes that changed hands, creating a surplus of supply relative to absorption. For residents in White Oak, this city-wide dynamic suggests that sellers may need to adjust pricing expectations to compete with a larger pool of available homes. The median days on market for single detached homes in the second quarter of 2026 was 21 days, up slightly from 20 days a year earlier, reinforcing the trend of longer selling times. Sources: [London & St. Thomas Association of REALTORS® | CREA Statistics](https://creastats.crea.ca/board/lond/) [London & St. Thomas Real Estate Statistics - August 2026 | viewhomes.ca](https://www.viewhomes.ca/blog/london-st-thomas-real-estate-housing-market-update/) [London & St. Thomas Market Conditions | CREA Statistics](https://stats.crea.ca/mls/lond-market-conditions) ## Mortgage Renewals and Rate Stability Shape Borrower Capacity National financing conditions remain a key constraint on demand, with borrowers renewing pandemic-era five-year fixed-rate mortgages facing an average 15% increase in monthly payments over the next year. This renewal wave affects approximately 12% of all outstanding Canadian mortgages, potentially reducing household disposable income and borrowing capacity. In London, the lowest mortgage rate for a 5-year variable product was 3.3% as of September 19, 2026, providing a baseline for current borrowing costs. While the Bank of Canada held its interest rate at 2.25% in July, long-term bond yields have increased globally, causing fixed mortgage rates to rise for borrowers. This divergence between short-term policy rates and long-term yields creates uncertainty for buyers considering fixed-rate products. Sources: [Royal LePage Blog | Canadian Real Estate News | Canada's housing market poised for a fall rebound after a slow spring - Royal LePage Blog | Canadian Real Estate News](https://blog.royallepage.ca/canadas-housing-market-poised-for-a-fall-rebound-after-a-slow-spring/) [London Housing Market Report: Sep. 9th, 2026 Update | Interactive Map - WOWA.ca](https://wowa.ca/london-housing-market) [London & St. Thomas Interest Rate Changes | CREA Statistics](https://stats.crea.ca/board/lond-interest-rate-changes) ## Segment Divergence Highlights Townhouse Resilience Amidst Apartment Declines Property type performance in the LSTAR region shows significant divergence, with townhouses being the only segment to add sales volume in August 2026, rising 1.4% year-over-year to 72 transactions. In contrast, apartment unit sales declined by 11.8% in the second quarter of 2026, and the MLS HPI apartment benchmark gave back 4.3 percent in a single month after rising through July. This suggests that mid-range ownership options retain stronger demand relative to entry-level condo segments in the city. The median sale price for townhouse and row units was down 8.7% on a year-over-year basis to $483,708 in the second quarter of 2026, yet the segment maintained higher seller pricing power compared to other categories. Single detached home sales numbered 1,544 units in the second quarter of 2026, up three sales compared to the same quarter in 2025, indicating stability in the primary housing segment. These composition shifts suggest that buyers in the London area are prioritizing specific property types based on relative value and availability. Sources: [London & St. Thomas Real Estate Statistics - August 2026 | viewhomes.ca](https://www.viewhomes.ca/blog/london-st-thomas-real-estate-housing-market-update/) [London & St. Thomas Sales by Category | CREA Statistics](https://stats.crea.ca/mls/lond-sales-by-category) [London & St. Thomas Median Price | CREA Statistics](https://stats.crea.ca/mls/lond-median-price) ## The strongest counter-case Townhouse sales in the LSTAR region increased by 1.4% year-over-year in August 2026, making it the only segment to add volume. Additionally, townhouse sellers collected more than 98 cents on the asking dollar, suggesting that this specific segment retains stronger pricing power despite the broader market cooling. Sources: [London & St. Thomas Real Estate Statistics - August 2026 | viewhomes.ca](https://www.viewhomes.ca/blog/london-st-thomas-real-estate-housing-market-update/) ## Living here Three amenity points are mapped inside White Oak: one school named White Oaks Public School, and two parks named White Oaks Park and White Oaks Optimist Park. Sources: [White Oaks Public School](https://www.openstreetmap.org/way/737743275) ## The early signal Months of inventory in the LSTAR board area reached a new peak of 6.3 in August 2026. How it reaches the market: High inventory levels indicate excess supply relative to sales absorption, which typically exerts downward pressure on prices and improves affordability by giving buyers more choice and negotiating power. Typical lead time: Inventory levels often lead price changes by several months as sellers adjust to market conditions. Sources: [London & St. Thomas Association of REALTORS® | CREA Statistics](https://creastats.crea.ca/board/lond/) ## Next 3 months, through December 2026 Prices: flat. Stable to slightly declining prices in the London and St. Thomas region, not a measured White Oak result. Why: The sales-to-new-listings ratio of 37.5% and 6.3 months of inventory in August 2026 suggest continued buyer leverage. The mechanism involves high supply competing for limited demand, stabilizing prices rather than causing sharp drops. Buyers: buy now. Buyers benefit from high inventory and lower competition, allowing for better negotiation on price and terms. Sellers: wait. Sellers may face longer listing times and lower offers due to the surplus of active listings in the city. Watch: A sustained drop in new listings or a rise in the sales-to-new-listings ratio above 45% would indicate a return to balance. Confidence: moderate. Sources: [London & St. Thomas Association of REALTORS® | CREA Statistics](https://creastats.crea.ca/board/lond/) [London & St. Thomas Real Estate Statistics - August 2026 | viewhomes.ca](https://www.viewhomes.ca/blog/london-st-thomas-real-estate-housing-market-update/) ## Next 6 months, through March 2027 Prices: falling. Modest price declines in the London and St. Thomas region, particularly in the apartment segment, not a measured White Oak result. Why: The 15% increase in mortgage payments for renewing borrowers over the next year may further constrain demand. Combined with high inventory, this could lead to additional price adjustments in the city. Buyers: buy now. Acting now allows buyers to secure properties before potential further price drops, though waiting may yield lower prices if demand weakens. Sellers: wait. Waiting may allow sellers to align with seasonal demand increases in spring, potentially improving their position. Watch: A significant decrease in mortgage rates or a surge in new listings that outpaces sales would accelerate price declines. Confidence: low. Sources: [Royal LePage Blog | Canadian Real Estate News | Canada's housing market poised for a fall rebound after a slow spring - Royal LePage Blog | Canadian Real Estate News](https://blog.royallepage.ca/canadas-housing-market-poised-for-a-fall-rebound-after-a-slow-spring/) [London & St. Thomas Association of REALTORS® | CREA Statistics](https://creastats.crea.ca/board/lond/) ## Next 12 months, through September 2027 Prices: flat. Price stabilization in the London and St. Thomas region as the market adjusts to new financing conditions, not a measured White Oak result. Why: The completion of the pandemic-era mortgage renewal wave and potential infrastructure funding may support demand recovery. However, the lack of target-scoped data makes precise predictions difficult. Buyers: either way. Buyers can choose to act based on individual needs, as the market is expected to stabilize without dramatic swings. Sellers: either way. Sellers should time their listings based on personal circumstances, as the market is likely to be balanced by this point. Watch: Major changes in national interest rates or local development approvals could shift the market direction. Confidence: low. Sources: [Royal LePage Blog | Canadian Real Estate News | Canada's housing market poised for a fall rebound after a slow spring - Royal LePage Blog | Canadian Real Estate News](https://blog.royallepage.ca/canadas-housing-market-poised-for-a-fall-rebound-after-a-slow-spring/) [Funding programs - Housing, Infrastructure and Communities Canada](https://housing-infrastructure.canada.ca/prog/index-eng.html) Assumptions: National mortgage renewal trends will continue to affect borrower capacity in the London area; No major local policy changes will alter the housing supply or demand dynamics in the near term. What would reverse this: A sudden drop in interest rates or a significant influx of new buyers could reverse the buyer's market conditions, leading to rising prices and shorter selling times. Sources: [Royal LePage Blog | Canadian Real Estate News | Canada's housing market poised for a fall rebound after a slow spring - Royal LePage Blog | Canadian Real Estate News](https://blog.royallepage.ca/canadas-housing-market-poised-for-a-fall-rebound-after-a-slow-spring/) [London & St. Thomas Association of REALTORS® | CREA Statistics](https://creastats.crea.ca/board/lond/) ## Sources - [London & St. Thomas Association of REALTORS® | CREA Statistics](https://creastats.crea.ca/board/lond/): Source reference date 18 September 2026 (observation period not stated). Scope: city, London, ON. - [London & St. Thomas Real Estate Statistics - August 2026 | viewhomes.ca](https://www.viewhomes.ca/blog/london-st-thomas-real-estate-housing-market-update/): Observation reference period: 31 August 2026. Scope: city, London, ON. - [London & St. Thomas Market Conditions | CREA Statistics](https://stats.crea.ca/mls/lond-market-conditions): Observation reference period: 30 June 2026. Scope: city, London, ON. - [Royal LePage Blog | Canadian Real Estate News | Canada's housing market poised for a fall rebound after a slow spring - Royal LePage Blog | Canadian Real Estate News](https://blog.royallepage.ca/canadas-housing-market-poised-for-a-fall-rebound-after-a-slow-spring/): First captured 20 September 2026; publication date unavailable. Scope: National, CA. - [London Housing Market Report: Sep. 9th, 2026 Update | Interactive Map - WOWA.ca](https://wowa.ca/london-housing-market): Observation reference period: 31 August 2026. Scope: city, London, ON. - [London & St. Thomas Interest Rate Changes | CREA Statistics](https://stats.crea.ca/board/lond-interest-rate-changes): First captured 18 September 2026; publication date unavailable. Scope: City, London, ON. - [London & St. Thomas Sales by Category | CREA Statistics](https://stats.crea.ca/mls/lond-sales-by-category): Observation reference period: 30 June 2026. Scope: city, London, ON. - [London & St. Thomas Median Price | CREA Statistics](https://stats.crea.ca/mls/lond-median-price): Observation reference period: 30 June 2026. Scope: city, London, ON. - [White Oaks Public School](https://www.openstreetmap.org/way/737743275): date unavailable. Scope: neighbourhood. - [Funding programs - Housing, Infrastructure and Communities Canada](https://housing-infrastructure.canada.ca/prog/index-eng.html): Source metadata date 18 September 2026; not a publication or event date. Scope: National, CA. Prepared by Aurynge with AI-assisted research and writing. See /methodology for the evidence and publication policy.