The Pool Paradox: When Backyard Swimming Pools Add (or Subtract) $80K from Canadian Appraisals

For Canadian homeowners, few upgrades divide opinion quite like the backyard swimming pool. Some see it as the ultimate summer luxury — a sparkling blue badge of success. Others see it as a costly liability that can scare off buyers.

In 2025, as appraisers across Ontario review new market data, the “pool paradox” has become undeniable. In Niagara, St. Catharines, and Hamilton, a pool can add $30,000–$80,000 in appraised value.Further north? That same pool can reduce a property’s worth.

Here’s what the latest data shows — and how appraisers determine whether your pool helps or hurts your bottom line.

1️⃣ The Psychology Behind Pool Value

Pools add appeal, not guaranteed value — and appeal only counts if the market wants it.

• In Niagara Region, long summers and tourism make pools a lifestyle statement.

• In Hamilton & Burlington, pools are rarer and add distinction.

• In Northern Ontario, shorter swim seasons and upkeep costs make pools a drawback.

In other words: your climate and buyer demographic determine whether your pool floats your value — or sinks it.

2️⃣ What the 2025 Data Shows

Region	Value Impact (Appraisal Adjustment)	Buyer Trend 2025
Niagara Region	+$50K – $80K	High demand; lifestyle buyers
Hamilton / Burlington	+$25K – $60K	Strong, varies by neighbourhood
GTA	±$0 – +$40K	Split opinions
Northern Ontario	−$10K – −$30K	Often seen as liability
Eastern Ontario	+$10K – +$40K	Weather-dependent

Source: 2024–2025 MLS and Ontario appraisal data.

Key Takeaway

In the right market and condition, pools can raise value substantially — in others, they deter buyers.

3️⃣ Appraisers’ View: How Pools Are Valued

Appraisers consider:

• Comparable sales (homes with vs. without pools)

• Pool age, type, and condition

• Integration with landscaping

• Local market preferences

• Seasonal influence on sale price

💡 A well-maintained in-ground pool can lift value by 5–8% in Ontario’s urban markets.

4️⃣ When Pools Subtract Value

A pool becomes a liability when it’s outdated, damaged, or dominates a small yard.

Common red flags:

• Cracked liners or broken pumps

• High maintenance or heating costs

• Short swim seasons

• Safety or insurance issues

• Demographics (families with toddlers prefer open yards)

Appraisers apply negative adjustments when upkeep costs outweigh buyer desire — sometimes cutting $15K–$40K from appraised value.

5️⃣ Niagara’s “Pool Premium”

Niagara’s hot summers and tourism make pools especially desirable.

• New fiberglass or concrete pools: +$60K–$80K

• Outdoor kitchens + pools: +10–12% sale price bump

• Short-term rental appeal: higher occupancy and nightly rates

🏖 With more GTA buyers chasing lifestyle homes, a pool is often seen as an investment, not indulgence.

6️⃣ Hamilton’s Balanced Market

In Ancaster, Stoney Creek, and Westdale, pools can strongly enhance value — especially with privacy and landscaping.

In dense subdivisions like Binbrook, buyers may prefer more lawn and less upkeep.➡️ Appraisal note: Modern fiberglass pools retain value longer than older vinyl types.

7️⃣ Climate Change & Pool Economics

Ontario summers are longer and hotter than a decade ago.That’s extended the swimming season and revived buyer interest.

• Heat-pump pool heaters cut costs

• Solar heating adds eco-value

• Climate adaptation turns pools into lifestyle must-haves

Appraisers are now more likely to view a pool as functional value, not pure luxury.

8️⃣ The Cost-to-Value Ratio (2025)

Type	Cost	Appraised Value Added	ROI
Vinyl In-Ground	$60K–$90K	$30K–$50K	50–60%
Fiberglass	$70K–$100K	$40K–$70K	60–70%
Concrete	$100K–$150K	$50K–$80K	50–55%
Above-Ground	$10K–$20K	$0–$5K	Low

Fiberglass + landscaping = top ROI in Niagara.

9️⃣ When Filling It In Makes Sense

Removing an outdated pool can improve marketability when:

• Repair costs exceed value return

• Buyers prefer open space

• The market is cooler or family-focused

Filling a pool costs ~$10K–$20K but can increase buyer interest and resale price.

🔟 Appraisal Process for Pools

Your appraiser will:

1. Inspect pool’s age, materials, and safety

2. Review comparable pool-equipped homes

3. Adjust value using paired-sales analysis

4. Reference market reaction (positive or negative)

Example note in a report:

“Comparable #2 features a 2018 heated saltwater pool; contributory value estimated at $60,000 based on paired analysis.”

11️⃣ Tips to Maximize Pool Value

✅ Keep receipts and permits

✅ Upgrade to saltwater or heat-pump system

✅ Landscape and stage the area

✅ Open early for photos (May–Sept)

✅ Market as “resort-style backyard”

12️⃣ Fill It In or Flaunt It?

Flaunt it:In Niagara, Hamilton, Burlington, a modern pool is a selling point that commands real premiums.

Fill it in:In colder or rural regions where upkeep outweighs enjoyment, removal may widen your buyer pool (pun intended).

Conclusion

In 2025, the pool paradox is reshaping appraisals across Canada.In Niagara and Hamilton, pools have evolved from indulgence to investment — often boosting value by up to $80,000 when maintained and marketed properly.

Elsewhere, they can sink resale potential if ignored or outdated.

Before you take the plunge — or fill the hole — talk to a certified appraiser who understands your market.

💡 Key Takeaway

A pool’s value isn’t in the water — it’s in the market.

In Ontario’s warmest regions, pools sparkle with financial upside. Up north, they might just chill your ROI.