City in Southwest Ontario, with no county above it
London property tax rate, 2025
1.68%of the assessed value on your MPAC notice, each year
$8,382 a yearon a $500,000 home, or about $698 a month
Higher than 79% of the 283 Ontario municipalities that have filed 2025
Each dot is one municipality, placed by its 2025 rate. Further right is higher. The rest file 2025 later in the year.
London 1.68%
Middle 1.39%4 more, up to 4.40%
0.5%1.0%1.5%2.0%2.5%3.0%
London
Middle 1.39%4 more, to 4.40%
0.5%1.0%1.5%2.0%2.5%3.0%
Lowest fifth
Low
Middle fifth
High
Highest fifth
London
London in short
$8,382 a year on a $500,000 home: $7,617 to London council and $765 to schools.
Up 0.34 points since 2019, or $1,681 a year more on a $500,000 home.
Rent $1,130 a month, home value $548,000 in the 2021 Census, against an Ontario middle of $980 and $400,000.
2025 is the newest year London has filed, so this page uses it.
283 of Ontario’s 386 municipalities have filed 2025 so far, and London is compared with them.
In 2024, when all of them had filed, London was higher than 71% at 1.57%.
Who sets the rate
Two bodies set London's rate: London council and the Province of Ontario, for schools. London has no
county above it, so there is no county or region portion: its own rate of 1.52%
already pays for services that a county would run elsewhere. That is also why comparing London's
municipal rate directly against a township's understates what the township actually pays.
$7,617$765
Portion
Rate
On $500,000
Share
MunicipalLondon council
1.52%
$7,617
91%
County or regionNone in London
0.00%
$0
0%
EducationProvince of Ontario
0.15%
$765
9%
Total
1.68%
$8,382
100%
Each rate is rounded to two decimals, so the parts can add up to 0.01 off the total.
How the rate has changed, 2019–2025
Up every year since 2019. Since 2019 the total rate here has risen by 0.34 percentage points, from 1.34% to 1.68%. On a $500,000 home that is $1,681 a year more than in 2019.
20191.34%$6,701
20201.35%$6,741
20211.39%$6,941
20221.42%$7,112
20231.46%$7,306
20241.57%$7,866
2025*1.68%$8,382
Total residential rate, with the tax on a $500,000 home underneath. *2025 is London's own filing; 104 municipalities have not filed 2025 yet.Each part of the rate, year by year
Over the same years the residential assessment base moved from $37,040M to
$40,834M, and the residential levy collected went from $487M
to $685M. A rate rising while the base also grows means the budget grew faster than
property values; a rate falling while the base grows usually means the opposite. Assessment is the figure on the
MPAC notice, still based on 2016 values province-wide.
Year
Municipal
County or region
Education
Total
Change
On $500,000
2019
1.18%
—
0.16%
1.34%
—
$6,701
2020
1.20%
—
0.15%
1.35%
+0.01 pts
$6,741
2021
1.24%
—
0.15%
1.39%
+0.04 pts
$6,941
2022
1.27%
—
0.15%
1.42%
+0.03 pts
$7,112
2023
1.31%
—
0.15%
1.46%
+0.04 pts
$7,306
2024
1.42%
—
0.15%
1.57%
+0.11 pts
$7,866
2025*
1.52%
—
0.15%
1.68%
+0.10 pts
$8,382
Why are London property taxes so high?
London's total rate of 1.68% is 0.28 percentage points above the provincial middle (1.39%). A rate that high usually means the assessment base is small relative to what the budget must cover: $40.83B of taxable residential value funds $684.5M in levy here.
Home values
Homes here are assessed at $212,233 per household, 16% more than the middle ($182,514).
Spending
It spends $7,890 per household, 9% more than the middle ($7,212). It spends more on social and family services (+$1,607), police (+$530) and public transit (+$527), and less on roads and bridges (−$631) and running the municipality (−$432).
← Less than the middleMore than the middle →
Social and family services+$1,607
Police+$530
Public transit+$527
Roads and bridges−$631
Running the municipality−$432
More on why
Provincial money
Social services and social housing are partly paid for by provincial transfers, so they do not map one-to-one onto the tax bill.
Across Ontario
Across the 154 places with no county above them, the tax rate follows home values much more closely than spending: where homes are worth more, rates tend to be lower (rank correlation −0.82 for home values, 0.57 for spending). A pattern, not proof of cause.
What it costs to live in London
Cost
London
Ontario middle
Rent, per monthmedian, 2021
$1,130Higher than 76% of 329
$980
Home valueowners’ estimate, 2021
$548,000Higher than 70% of 384
$400,000
Property tax on a $500,000 assessment2025
$8,382Higher than 79% of 283
$6,964
Households spending 30% or more on housingshare of income, 2021
24.2%Higher than 92% of 373
14.9%
Household incomemedian, before tax, 2020
$76,500Lower than 68% of 377
$84,000
Ontario has no official cost-of-living index for single towns. Statistics Canada’s consumer price index covers only Toronto, Ottawa and Thunder Bay here, and it measures change over time, not the gap between places. These are the costs published for each municipality: what renters paid and owners estimated in the 2021 Census, not today’s asking rents or sale prices.
Places like London
The 5 places closest to London on total tax rate, assessment / household, spending per household, population, 5-year growth, people per household, among places with no county above them.
Municipalities that share London's county or district that have filed 2025. Rates compare most cleanly between places whose assessments sit at similar levels.
Residential is one of 13 classes London reported this year. The tax ratio is the multiple
applied to the residential rate: a ratio of 1.7 on multi-residential means an apartment building pays 1.7×
what a house pays on the same assessed value.
Class
Tax ratio
Municipal
County or region
Education
Total
Commercial
1.91
2.91%
—
0.88%
3.79%
Industrial
1.91
2.91%
—
0.88%
3.79%
Large Industrial
1.91
2.91%
—
0.88%
3.79%
Office Building
1.91
2.91%
—
0.88%
3.79%
Parking Lot
1.91
2.91%
—
0.88%
3.79%
Shopping Centre
1.91
2.91%
—
0.88%
3.79%
Pipeline
1.713
2.61%
—
0.88%
3.49%
Aggregate Extraction Property
1.554179
2.35%
—
0.51%
2.86%
Multi-Residential
1.69912
2.59%
—
0.15%
2.74%
New Multi-Residential
1
1.52%
—
0.15%
1.68%
Residential
1
1.52%
—
0.15%
1.68%
Managed Forest
0.25
0.38%
—
0.04%
0.42%
Farmland
0.10282
0.16%
—
0.04%
0.19%
Sources and method
Tax rates and spending come from the Financial Information Return that London files with the Province of Ontario; population, rents and home values from Statistics Canada.
Every source, the method and the limits
Tax rates
Ontario Financial Information Return (FIR), 22 GPL — Municipal and School Board Taxation. Ministry of Municipal Affairs and Housing, Municipal Act s.294(1). Years 2019, 2020, 2021, 2022, 2023, 2024, 2025; retrieved 2026-10-11.
Download the file
Spending, households
Financial Information Return Schedule 40 (consolidated expenses by function) and Schedule 02 (households and population).
Population
Adapted from Statistics Canada, Table 17-10-0155-01, Population estimates, July 1, by census subdivision. This does not constitute an endorsement by Statistics Canada of this product.
Statistics Canada Open Licence.
Rent, home value, income
Adapted from Statistics Canada, Census Profile, 2021 Census of Population. This does not constitute an endorsement by Statistics Canada of this product.
Statistics Canada Open Licence. Rent is the median monthly shelter cost of renter households (rent plus any utilities they pay).
The Ontario middle is the median across the municipalities with a published figure.
Method
Dollar figures are the rate times $500,000 of assessed value. Standing compares London's 2025 total
residential rate with all 283 Ontario municipalities: 60 of the other 282 charge more. The five colours split them into fifths.
Municipality ID
MunID 39036, MAH 59101
Limits
These are the figures London filed with the province. An individual bill can include area-specific charges and
local improvement levies that a municipality-wide rate does not capture. Reference, not tax advice.