Ethnic Transformation and Gentrification in West-Central ... · Finding affordable housing is a major challenge for immigrants with limited financial resources. Ethnic Transformation

Ethnic Transformation and Gentrification in West-Central Toronto

Robert Murdiea) Department of Geography

York University b) Centre for Urban and Community Studies

University of Toronto

Neighbourhood Change & Building Inclusive Communities from WithinCommunity University Research Alliance, TorontoSocial Science and Humanities Research Council of Canadawww.urbancentre.utoronto.ca/cura

Part of a Larger ProjectNeighbourhood Change & Building Inclusive Communities from Within: A Case Study of Toronto’s West-Central Neighbourhoods

CURA Project Funded by SSHRCCPartnership Between:

Centre for Urban and Community Studies, U of TSt. Christopher House (large multi-service agency in west-end Toronto)

Outline

Gentrification/Ethnic transformationToronto context (immigration & housing)Ethnic transformation in West-Central TorontoGentrification in West-Central TorontoWinners and losers (e.g., Portuguese, recent visible minority immigrants)Conclusion

Ethnic Transformation and Gentrification

Limited LiteratureClass and gender predominate Racial/ethnic minorities more likely to be portrayed as victims of gentrification, especially blacks/Latinos (displaced) vs. whites (displacees) in US citiesBut minorities can be agents of gentrification (e.g., “Monster Houses” in Vancouver (Ley, 1995); Russification of Brighton Beach (Brown & Wyly, 2000); Incumbent upgrading by Italians and Portuguese in West-Central Toronto) “Gentrification researchers could explore in much more detail the relationship between race, ethnicity and gentrification” (Lees, 2000)

Toronto Context: Immigration and Ethnicity

One of North America’s leading gateway cities for new immigrantsBy 2001, 40% of Toronto’s population had been born outside CanadaUntil the last three decades, the West-Central area of Toronto was the city’s major immigrant receiving areaNow, immigrants are moving from this area to other parts of the city and newcomers are increasingly settling in the suburbs

Toronto Context: Housing MarketLow rental vacancy rates (eased slightly in the last two years)Little new rental housing and virtually no new social housing since the mid 1990sHighest rents in CanadaSecond highest home ownership costsFinding affordable housing is a major challenge for immigrants with limited financial resources

Ethnic Transformation in West-Central Toronto, 1951-1971

Ukrainian (5.8)German (5.3)Italian (4.6)

Polish (8.0)Ukrainian (8.1)Ukrainian (7.6)

Italian (13.8)Polish (9.1)Polish (8.3)

Portuguese MT (14.7)

Italian (18.3)Jewish (12.6)

British (29.6)British (35.0)British (50.5%)

197119611951

Ethnic Transformation in West-Central Toronto, 1981-2001

Polish (4.3)Polish (5.5)Chinese (4.4)

Italian (5.3)Italian (6.0)VISMIN (5.0)

British (6.9)Chinese (9.7)Polish (5.6)

Chinese (13.1)British (11.0)Italian (8.7)

VISMIN (19.4)VISMIN (13.8) British (21.7)

Portuguese (24.3)

Portuguese (31.0)

Portuguese (32.2)

200119911981

Context for Gentrification in West-Central Toronto

Major ChangesDecline in manufacturing and an increase in service employment (global trends)Economic Reinvestment

Increased property valuesNew condos (lofts + new build)New upscale stores, galleries, restaurants

Social ChangeIncrease in one person households, persons with a university degree, employed in arts, entertainment, managementNot as much change in income

Little Portugal: Housing and Retail

Winners and Losers (a) PortugueseHigh level of homeownershipMany engaged in the construction business and have renovation skills (houses in good condition)Incumbent Upgrading: Portuguese (and Italians) improved housing conditions in west-central Toronto and provided a demand for ethnic businesses High proportion want to move to the outer suburbs because housing too expensive in the inner-city, house too small and/or too old, backyard and garden too small, neighbourhood not a good place to raise children and proximity to work, friends, and relatives not important)Majority move by choice

Does Gentrification Help or Harm the Portuguese?

Help (Movers)Benefit from increased equity in their house although this is variable across the study area (r = .09)Can achieve their dream home in the suburbs more quickly because of homeownership equity

Harm (Stayers) Stayers (primarily first generation and elderly) face increased property taxes and maintenance costsLower demand for Portuguese ethnic businesses. Shops and services will disappearLittle in common with the gentrifiers; Portuguese are a tight-knit community

Parkdale: Housing

Parkdale: Retail

Winners and Losers (b) Recent (1996-01) Visible Minority Immigrants in Parkdale

All recent immigrants were visible minority and renters in 2001 Occupy purpose built rental dwellings or house conversions Very low household incomes (61% of average renter income & 36% of average total income in the Toronto CMA)Many experiencing severe affordability problems. Of the renters in 2001:

58% paid more than 30% of income on shelter36% paid more than 50% of income on shelter

Does Gentrification Help or Harm Parkdale’s Recent Visible Minority Immigrants?

Help Improved amenities and services, reduced crime??

HarmParkdale is a recent “hot spot” for gentrification - house value change 2001-5 higher than most other parts of West-Central TorontoPotential conversion to condos and deconversion of other rental properties decreases housing opportunitiesRental market is “difficult” throughout TorontoMay lose social supports provided by co-ethnics and service agencies in the area if they are forced to move

This group faces serious constraints

ConclusionConfirms the complexity and spatial unevenness of the gentrification processHighlights the importance of identifying winners and losersParallel rather than integrative social worlds

Ethnic group level (West-Central Toronto)Middle class gentrifiers vs. ethnic groups (local)

What are the implications for preserving ethnically (socially) mixed neighbourhoods?

Is this a worthwhile goal?If so, how can this goal be achieved?