Where Do Queen's Students Live? Complete 2026 Guide to Off-Campus Housing in Kingston

Congratulations on getting into Queen's. Now welcome to the second-hardest part: finding somewhere to live.

Getting accepted to Queen's is an achievement. You worked hard. You stressed. You celebrated.

Now you need to find a place to live in Kingston, and honestly? That might be harder than your first-year exams.

Kingston's rental market in 2026 is competitive. Students outnumber apartments. Landlords have waiting lists. That "charming heritage building" you're looking at might actually be a drafty money pit with a landlord who still accepts rent cheques by mail (in 2026, yes, this still happens).

I've been through this. I've helped friends through this. I've watched first-year students cry in coffee shops because they couldn't find housing in August (don't be that person).

Here's everything you need to know about off-campus housing at Queen's in 2026.

First: The 2026 Kingston Student Housing Reality

The numbers:

• Queen's University enrollment: 35,000+ students
• St. Lawrence College: 8,000+ students
• Purpose-built student housing beds: Not enough
• Average 1-bedroom rent: $1,600-2,200/month
• Average room in shared house: $700-1,200/month

The situation:

Queen's guarantees housing for first-year students. After that, you're on your own. And "on your own" in Kingston means competing with thousands of other students for a limited supply of apartments near campus.

Start early. I cannot say this enough. If you're reading this in August and you need housing for September, you're already in trouble.

The Student Neighborhoods: Where to Live

University District (Immediately around campus)

Boundaries: Generally between Princess Street, King Street, Albert Street, and Barrie Street

Vibe: Maximum student density. Houses painted in Queen's colours. Parties. Noise. Chaos. Convenience.

What's here:

• Houses converted into multi-bedroom rentals
• Some apartment buildings
• 5-15 minute walk to campus
• Groceries, restaurants, bars all walkable

Pros:

• Walk to class (no bus, no car)
• Maximum student social life
• Everything is close
• Classic Queen's experience

Cons:

• Noise (Thursday through Sunday)
• Older houses (drafty, weird layouts, questionable maintenance)
• Higher rent for smaller spaces
• Landlords who know students will pay anything

Average rent: $800-1,200 per room

Best streets: Albert, Barrie, Earl, Johnson, William, Union

Must Read:-

How to Post Your First Ad on Fliku

10 Tips for Writing Effective Product Descriptions

How to Avoid Scams When Buying or Selling Online

18 Safe Meetup Spots Kingston

Skeleton Park (McBurney Park) Area

Boundaries: Around Skeleton Park, between Johnson Street and Princess Street, west of Division

Vibe: Mix of students, young families, and longtime residents. Trendy. Slightly cooler. Less party energy.

What's here:

• Beautiful old homes
• The park itself
• Great coffee shops and restaurants
• Close to downtown

Pros:

• More character than student ghetto
• Less noise (generally)
• Better landlords (some actually care)
• Walkable to campus (15-20 minutes)

Cons:

• Pricier than student ghetto
• Competitive (everyone wants to live here)
• Some streets still loud on weekends

Average rent: $900-1,400 per room

Best streets: Sydenham, Colborne, Alfred, Bagot

Williamsville (Princess Street West)

Boundaries: Princess Street from Division to Sir John A. Macdonald Boulevard

Vibe: Transitional neighborhood. More affordable. More diverse. Less "student" vibe.

What's here:

• Mix of houses and small apartments
• Princess Street shops and restaurants
• More families and working residents
• Grocery stores, pharmacies, everything you need

Pros:

• Lower rent
• Less competition
• More apartments available
• Bus route to campus

Cons:

• 20-30 minute walk to campus (bus helps)
• Less student social life
• Some areas are sketchier than others

Average rent: $600-900 per room

Best streets: Princess west of Division, but check the area first

Downtown (South of Princess)

Boundaries: Princess Street down to the waterfront

Vibe: Apartments, condos, lofts. More young professionals. Students with money.

What's here:

• Apartment buildings
• Condo rentals
• All the restaurants and bars
• Lake Ontario waterfront

Pros:

• Modern apartments (some)
• Great location for nightlife
• Walkable to campus (15-20 minutes)
• Less "student housing" feel

Cons:

• Expensive
• Smaller spaces
• Noise from bars/restaurants
• Parking is nightmare

Average rent: $1,200-2,000 for apartments

Best areas: Near Market Square, Brock Street, Ontario Street

The West End (Further Out)

Boundaries: West of Sir John A. Macdonald Boulevard

Vibe: Suburban. Families. Big box stores. Students who want space and quiet.

What's here:

• Apartment complexes
• Basement apartments
• Townhouses
• Big box shopping (Costco, etc.)

Pros:

• Newer buildings
• More space
• Parking included usually
• Lower rent per square foot

Cons:

• 30-45 minute bus ride to campus
• Car recommended
• No student vibe
• Isolated from Queen's social life

Average rent: $1,400-1,800 for 1-bedroom, $700-900 per room in shared apartments

Best areas: Near Bath Road, Gardiners Road, Princess Street west

When to Start Looking

The short answer: NOW. Whatever "now" is when you're reading this.

The detailed timeline:

October-November (Year before):

• Start researching
• Join Facebook groups
• Understand neighborhoods
• Know what you can afford

December-January:

• Listings start appearing
• Serious students begin searching
• Group formation time (find roommates)

February-March:

• Peak leasing season
• Best selection
• Competitive bidding
• SIGN THINGS

April-May:

• Still options but fewer
• Prices may be higher
• Leftover listings

June-July:

• Desperation season
• Less choice
• Still possible but stressful

August:

• PANIC SEASON
• Last-minute listings
• Higher prices
• Worse locations
• Don't do this to yourself

The 2026 reality: Kingston's rental market moved earlier post-pandemic. If you wait until April to start looking, you're late. Start in January. Sign in February or March.

Where to Find Listings

Queen's Housing Portal

Website: Queen's University Off-Campus Housing

What it is: Official Queen's listing site. Landlords pay to post. Listings are vetted (sort of).

Pros:

• Dedicated to students
• Landlords expect students
• Some inspections done
• Dispute support if things go wrong

Cons:

• Less selection than Facebook
• Prices sometimes higher
• Interface is clunky

Best for: First-time renters, safer option

Facebook Groups (The Real Action)

Join these groups immediately:

• Queen's University Off-Campus Housing
• Queen's University Housing, Sublets & Roommates
• Queen's University Free & For Sale
• Kingston Ontario Rentals
• Kingston Student Housing

How to use Facebook:

For listings:

• Check multiple times daily
• Turn on notifications
• Message immediately when you see something good
• Have your intro ready: "Hi, I'm a [year] student studying [subject]. Looking for a room starting September. Would love to see the place."

For roommate finding:

• Post with your details: "2nd year engineering student looking for 2-3 roommates for September. Budget $800-1,000. Like clean, social, not crazy. DM me."

Red flags on Facebook:

• No photos or blurry photos
• "Great for students" but far from campus
• Price seems too good (it is)
• Landlord won't answer questions
• "Cash only" (could be illegal apartment)

Kijiji & Marketplace

Search terms:

• "Kingston student"
• "Near Queen's"
• "University district"
• "Utilities included"

Filter by:

• Price range
• Bedrooms
• Pet friendly (if applicable)

Pro tip: Save your search and check daily. New listings go fast.

Property Management Companies

These companies manage multiple buildings in Kingston. Contact them directly.

Patry Inc.

• Website: patryinc.com
• Large portfolio
• Mixed reputation (read reviews)

Homestead Land Holdings

• Website: homestead.ca
• Huge in Kingston
• Many student buildings
• Professional but corporate

Skyline Living

• Website: skylineliving.ca
• Multiple properties
• Decent reputation

Axon Properties

• Website: axonproperties.ca
• Smaller, more boutique
• Higher end

Frontenac Property Management

• Website: frontenacpm.com
• Various properties

Pro tip: Go to their websites, check availability, apply directly. Sometimes units are listed on their site before Facebook.

What to Look For (The Checklist)

Before viewing:

• Is it near a bus route? (Kingston Transit)
• Is laundry in-unit or building?
• Utilities included? Which ones?
• Furnished or unfurnished?
• Parking available? Extra cost?
• Pet policy?
• Lease length? (12 months typical)

At the viewing:

• Water pressure (turn on shower)
• Heat works (ask about type - baseboard electric is expensive)
• Windows open/close
• Cell reception (step inside, check signal)
• Internet options (ask what's available)
• Noise level (listen for traffic, neighbours)
• Smell (mould? cigarettes? pets?)
• Landlord vibe (are they responsive?)
• Locks on bedroom doors? (for shared houses)
• Common areas clean? (shows how landlord maintains)

Photos to take:

• Everything. Every room. Every angle.
• Damage (take photos BEFORE moving in)
• Meter readings (if applicable)

Red Flags in Rental Listings

🚩 "Cash only"

Probably an illegal apartment. No tenant rights. Walk away.

🚩 "No lease"

You want a lease. It protects you.

🚩 "Great for students" but 30 minutes from campus

They're lying about "great."

🚩 Landlord won't give address until you "apply"

Scam. They want your个人信息.

🚩 Price is $500 below market

Too good to be true = scam or dump.

🚩 "First and last due now" for September rental

In February? No. First and last is due when you sign, not months before.

🚩 No photos of bathroom/kitchen

They're hiding something.

Roommate Hunting: How Not to End Up on True Crime

Finding roommates:

• Friends from residence (safest)
• Facebook groups (post with details)
• Queen's class pages
• Student clubs and societies

Questions to ask potential roommates:

• Cleanliness level? (1-10)
• Study habits? (library or bedroom?)
• Guests policy? (overnight? frequency?)
• Sleep schedule?
• Food sharing? (communal or separate?)
• Budget alignment?
• Party preference? (host? attend? avoid?)

Red flags in roommates:

• Won't meet in person before signing
• Vague about money
• "My boyfriend/girlfriend will basically live here"
• Different cleanliness expectations
• Different budget expectations

The 2026 reality: Living with strangers is cheaper but riskier. Vet carefully. Trust your gut. Have a backup plan.

The Lease: What Students Miss

Standard Ontario Lease:

All residential tenancies use the standard Ontario lease. If a landlord gives you something else, ask for the official form.

Key clauses to read:

• Utilities: Which are included? Exactly?
• Maintenance: Who fixes what?
• Repairs: How to report, timeline?
• Guests: Any restrictions?
• Subletting: Can you? Process?
• Parking: Included? Extra? Location?
• Pets: Allowed? Restrictions?

Before signing:

• Read every page
• Take photos of any damage
• Get everything in writing
• Know your rights (Landlord Tenant Board)
• Don't sign until you're sure

First and Last: You pay first month's rent and last month's rent upfront. This is normal in Ontario. Keep the receipt.

Furniture: To Buy or Not to Buy

Furnished apartments:

• Pros: Move in with suitcase, done
• Cons: More expensive, someone else's gross couch

Unfurnished:

• Pros: Cheaper rent, your stuff
• Cons: You need stuff

Where students get furniture in Kingston:

Cheap/Frugal:

• Re-Use Centre (196 Lappan's Lane) - stupid cheap, cash only
• Habitat for Humanity ReStore (2455 Princess) - furniture for pennies
• Facebook Marketplace ("moving sale" = deals)
• Fliku (local sellers, verified)
• Queen's Free & For Sale (Facebook)

Student move-out (April/May):

• Students leave everything on curbs
• Free furniture everywhere
• Inspect for bed bugs (seriously)

New but cheap:

• IKEA (delivery or rent a truck)
• Structube (trendy, affordable)
• Walmart (basic stuff)
• Canadian Tire (random items)

What you actually need:

• Bed and mattress (don't cheap out on mattress)
• Desk and chair (you're a student)
• Dresser or storage
• Lamp (lighting matters)
• Kitchen basics (pots, pan, dishes, utensils)

Transportation: Getting to Campus

Walking:

• University District: 5-15 minutes
• Skeleton Park: 15-20 minutes
• Downtown: 15-25 minutes
• Williamsville: 20-35 minutes
• West End: Not walkable

Biking:

• Kingston is bikeable
• Bike theft is REAL (good lock required)
• Winter biking is advanced

Kingston Transit:

• Student pass included in tuition (U-Pass)
• Buses run frequently to campus
• Express routes from west end
• Track schedules on Transit app

Driving:

• Parking on campus: EXPENSIVE ($1,000+/year)
• Street parking: permit required, hard to find
• Consider if you actually need a car

The First-Year vs Upper-Year Reality

First-year students:

• Live in residence (mostly)
• If off-campus, probably with older students
• Don't sign a lease alone (find roommates)

Second-year students:

• The housing scramble begins
• Form groups with friends
• Sign leases in February-March
• First time dealing with landlords

Third-year students:

• Know the drill
• May upgrade to better places
• Sometimes live alone (if affordable)

Fourth-year students:

• May move closer to downtown
• May sublet (if graduating early)
• Looking for post-grad housing

Subletting: What You Need to Know

What is subletting?

You rent your room to someone else while you're away (summer, exchange, co-op).

Rules:

• Landlord must approve
• You remain responsible for rent
• Subletter has same rights
• Must be temporary (you're coming back)

Summer sublets:

• Many students leave May-August
• Cheaper rooms available
• Good for summer students or interns
• Check Facebook groups in March-April

Scams to Avoid

The "I'm out of town" scam:

Landlord "can't show the place" but wants deposit to hold it. Fake. Never pay without seeing.

The too-good-to-be-true price:

Beautiful apartment, amazing location, $500/month. Doesn't exist.

The fake listing:

Photos stolen from real estate sites. Reverse image search before trusting.

The pressure tactic:

"Someone else is coming in an hour, send deposit now." No. See it first.

The cash only landlord:

Avoids taxes, avoids responsibilities, avoids your rights.

What to do:

• See the place in person
• Meet the landlord in person
• Google the address
• Reverse image search photos
• Never send money without seeing

Utilities: What Students Forget

Hydro (Electricity):

• Can be $50-150/month depending on:
• Baseboard heat (expensive)
• Window AC units (expensive)
• Number of people
• Usage habits

Water:

• Usually included (ask)
• If not, split between units

Internet:

• $50-100/month
• Cogeco, Bell, Start.ca, TekSavvy
• Student deals exist (ask)

Heat:

• Gas heat: cheaper
• Electric heat: more expensive
• Ask what type before signing

The utility question:

Always ask: "Which utilities are included? Which are extra? What's the average monthly cost?"

Know Your Rights (Ontario Tenants)

Landlord cannot:

• Enter without 24 hours notice (except emergency)
• Raise rent more than guideline (2026: check current rate)
• Evict without proper process
• Refuse maintenance requests
• Take your passport or ID "for safety"

You can:

• Have guests (within reason)
• Sublet (with permission)
• Get receipts for rent
• Request repairs
• Contact Landlord Tenant Board if issues

If something breaks:

Tell landlord immediately. In writing. Keep records. They must fix in reasonable time.

If landlord isn't fixing:

• Contact Queen's Off-Campus Housing advisors (free for students)
• Contact Landlord Tenant Board
• Legal aid if needed

The 2026 Student Housing Timeline

October-November:

• Research neighborhoods
• Join Facebook groups
• Talk to friends about roommate plans

December:

• Finalize roommate group
• Set budget
• Start watching listings

January:

• Active searching begins
• Contact landlords
• Schedule viewings

February-March:

• PEAK LEASING SEASON
• View multiple places
• Make decisions
• SIGN LEASE

April-August:

• Finalize details
• Arrange furniture
• Sublet if leaving for summer
• Move in September 1

Why Fliku Helps After You Find Housing

Once you're settled, you'll need stuff. Furniture. Kitchen supplies. Textbooks. Decor.

Fliku is Kingston's local marketplace with verified users. No scams. No "is this available?" bots. Real people with real stuff.

What students use Fliku for:

• Moving-out sales (April)
• Furniture deals
• Electronics
• Textbooks
• Roommate finding (coming soon)

[Join Fliku Kingston - student-friendly, verified sellers]

FAQ: Student Housing Kingston

Q: When should I start looking for September?

A: January. Sign by February-March. If you start in summer, you'll struggle.

Q: What's the best neighborhood for students?

A: University District for convenience and social life. Skeleton Park for nicer houses. Williamsville for budget.

Q: How much is rent?

A: $600-1,200 per room depending on area and quality.

Q: Are utilities included?

A: Sometimes. Always ask. Hydro can be $100+ in winter.

Q: Can I live alone as a student?

A: If you can afford $1,600+/month, yes. Most students have roommates.

Q: What if I can't find housing?

A: Contact Queen's Off-Campus Housing. They have resources. But start earlier next time.

Q: Is it safe near campus?

A: Generally yes. Like any city, lock your doors, be aware at night.

Q: What's the deal with September 1 leases?

A: Most student leases start September 1. You pay for August sometimes to secure it.

Q: Can I break my lease?

A: Legally, no. You're responsible for rent. Sublet if you need to leave.

The Bottom Line

Finding housing at Queen's in 2026 is competitive but doable. Start early. Know your budget. Understand neighborhoods. Vet roommates. Read your lease.

And whatever you do, don't be the person crying in a coffee shop in August because there's nothing left.

You've got this.

Questions about student housing in Kingston? Drop them below. Current students and alumni are here to help.