Quick Answer: Most new-build suites in London, Woodstock, and Oxford County fit a Queen mattress in the primary bedroom. Springbank Lux condos in London (649-1,452 sq ft) typically work best with a Queen in the primary, while River & Sky detached homes in Woodstock (up to 3,096 sq ft) can comfortably fit a King. London's new ARU policy allows up to four units per lot, making secondary suite mattresses a growing need. We deliver white glove across the London and Oxford County area from our Brantford showroom.
In This Guide
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London, Ontario and its surrounding communities in Oxford County are seeing a varied mix of new residential construction. Springbank Drive in London's west end is adding a 9-storey condo. Woodstock is getting a new master-planned community along the Thames River. Ingersoll, Tillsonburg, and Blandford-Blenheim are each at different stages of growth, from infill apartments to the region's first condominium buildings.
There's also a second story here, specific to London: a significant shift in how homeowners can add housing to existing properties. London's Additional Residential Unit (ARU) policy has expanded, and people adding basement apartments, garden suites, and secondary units to their existing homes need a mattress for the new unit. That's a separate conversation from pre-construction, and we cover both below.
We're Mattress Miracle, a family-owned mattress store in Brantford, Ontario since 1997. We deliver white glove to London, Woodstock, Ingersoll, Tillsonburg, and across Oxford County.
London, Woodstock & Oxford County New Builds 2026
| Project | Location | Developer | Type | Suite Range | Occupancy |
|---|---|---|---|---|---|
| Springbank Lux Condos | 464 Springbank Dr, London | AvranceCorp Development | 9 storeys / 186 units | 649-1,452 sq ft | Fall 2026 |
| River & Sky Homes | Oxford Rd 17 & 15th Line, Woodstock | Crystal Homes + Fernbrook | Freehold towns + detached (up to 50') | 1,244-3,096 sq ft | Early 2026 |
| Tidra Woodstock Homes | Woodstock | Elite Developments | Freehold residential | TBA | Selling now |
| Blandford-Blenheim Concession 6 | Blandford-Blenheim Township | Multiple | First condo building in township + towns | TBA | 2026 |
| Woodingford Lodge Ingersoll | Ingersoll | Oxford County | Long-term care / seniors | Residential rooms | Occupied |
| 31 Earle St | Tillsonburg | TBA | Apartment development | Rental suites | 2026 |
Note on Empire Calderwood: some search results link this Empire Communities project to southwestern Ontario, but its active site is in Thorold in the Niagara Region, not London proper. Worth noting for anyone tracking it by name.
London's ARU Policy: A Second Market for Mattresses
London Ontario's Additional Residential Unit (ARU) policy has expanded significantly. As of recent amendments, the city allows up to four separate units on a single residential lot in many zones, removing previous bedroom caps that limited secondary suites to two or three bedrooms. An Interim Control By-law (CP-1600-300) applies temporary additional restrictions in some areas while a full planning review continues, but the general direction has been toward more housing options on existing lots.
What London's ARU Policy Means in Practice
Homeowners in London are now adding basement apartments, garage conversions, and detached garden suites to their properties at higher rates than before. Each new unit needs its own bed. Basement and garden suite bedrooms are typically 90-120 square feet, which fits a Queen with some care, or a Double comfortably. If the unit is renting to a student or single tenant, a Double or Twin XL is often the most practical choice. If it's for a long-term tenant or family member, a Queen gives more room to sleep comfortably. Mayor Shawn Lewis and councillors including Corrine Rahman have debated the pace of ARU expansion, but the policy trend is toward more units, not fewer. For homeowners completing a new unit in 2026, the mattress question is practical and immediate.
| ARU Unit Type | Typical Bedroom Size | Recommended Mattress | Notes |
|---|---|---|---|
| Basement apartment (1 bed) | 90-120 sq ft | Double or Queen | Double if ceiling is lower or access is tight |
| Basement apartment (2 bed) | 90-120 sq ft per room | Double primary / Twin XL second | Two small rooms common in basement conversions |
| Detached garden suite | 100-140 sq ft | Queen | New-build garden suites often have more headroom |
| Garage conversion | 80-110 sq ft | Double | Garage conversions tend to have awkward proportions |
| Secondary suite in existing home | 100-150 sq ft | Queen | Generally more space than basement conversions |
Mattress Selection for Rental Units
Research published in the Journal of Epidemiology and Community Health found that housing conditions, including sleep surface quality, significantly affect tenant health outcomes over time. For landlords furnishing ARUs in London, a mid-range pocketed coil mattress rated for long-term occupancy represents better value than a budget-end foam option that may need replacement within 3-5 years. Replacing a mattress in a basement suite requires navigating a staircase twice. Getting a durable, properly sized mattress in from the beginning saves the headache later.
Source: Whitley E, et al. "Physical and social housing conditions and their relationship to health." Journal of Epidemiology and Community Health. 2013;67(6):497-502.
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Suite Size Reference: London & Oxford County
Springbank Lux Condos (464 Springbank Dr, London)
AvranceCorp's Springbank Lux is a 9-storey, 186-unit building in London's Springbank neighbourhood near the Thames River. Suite sizes run from 649 to 1,452 square feet, with one, two, and three-bedroom layouts. This is a mid-rise building with more generous suite proportions than downtown high-density towers. Most one-bedroom suites in this range have primary bedrooms that comfortably fit a Queen, and larger suites may support a King.
| Suite Type | Sq Ft Range | Recommended Mattress | Notes |
|---|---|---|---|
| 1 Bedroom | 649-800 sq ft | Queen | More generous than downtown towers |
| 2 Bedroom | 800-1,100 sq ft | Queen primary / Double second | Second bedroom may fit Queen if larger plan |
| 3 Bedroom | 1,100-1,452 sq ft | Queen or King primary / Doubles secondary | Measure the primary before choosing King |
River & Sky Homes (Oxford Rd 17 & 15th Line, Woodstock)
River & Sky is a joint project from Crystal Homes and Fernbrook Homes on the north edge of Woodstock, near the Thames River. The community includes freehold towns, dual-entry towns, 36-foot detached, and 42-foot detached homes up to 50 feet wide, ranging from 1,244 to 3,096 square feet. Towns start from $699,900 and detached from the $900s.
This is family-sized housing. Primary bedrooms in 36-foot detached homes typically run 12 to 14 feet wide, which fits a King. Townhome primaries are generally 10 to 12 feet, comfortable with a Queen.
| Home Type | Sq Ft Range | Primary Bedroom Rec. | Secondary Bedrooms |
|---|---|---|---|
| Freehold Town / Dual Entry | 1,244-1,800 sq ft | Queen | Double or Twin XL |
| 36' Detached | 1,700-2,300 sq ft | Queen or King | Double or Queen |
| 42'-50' Detached | 2,300-3,096 sq ft | King | Queen or Double |
Tillsonburg & Ingersoll
Tillsonburg's housing market serves a mix of retirees, families from London's suburbs, and local workers. New apartment developments like 31 Earle Street serve the rental market. Ingersoll's Woodingford Lodge is a long-term care facility. Both communities have smaller-scale residential options: rental apartments, small detached bungalows, and semi-detached homes.
For new rental units in Tillsonburg and Ingersoll, a Queen is the most versatile size. It serves both single tenants who want space and couples moving into a modest apartment. If the bedroom is under 90 square feet, a Double is the safer choice.
Brad, Owner, 40+ years of experience: "London is interesting because we're getting calls from two different kinds of buyers. One is someone moving into Springbank Lux, a real condo purchase. The other is a homeowner in Byron or Westmount who's just finished a basement ARU and wants something reasonable for the rental suite. The ARU buyer often doesn't know where to start, because it's not a purchase they've thought much about. We help them think through durability, sizing, and what actually makes sense for a unit that's going to be used by tenants they don't know yet."
Delivering to London & Oxford County
Brantford is about 65 kilometres from London, which puts us well within our regular delivery range. We cover London, Woodstock, Ingersoll, Tillsonburg, and communities in between including Blandford-Blenheim and surrounding Oxford County townships.
What White Glove Delivery Means for London Buyers
- Condo delivery (Springbank Lux): We coordinate elevator booking with building management, arrive within the delivery window, handle full setup, and remove all packaging. Call us with your service elevator booking confirmation.
- Freehold delivery (River & Sky, Woodstock): We bring the mattress to your primary bedroom, set it up on your frame, and remove all materials. Old mattress removal is available on request.
- ARU / basement delivery: Basement stairways require extra care. We measure door openings and staircase widths in advance if you can share dimensions. A Double is easier to navigate through a tight staircase than a Queen, but we've managed Queens in most standard basement setups.
- Timing: If you have an occupancy date, call us 3-4 weeks ahead. We can hold a purchased mattress and coordinate delivery to match your move-in day.
What We Recommend for London & Oxford County Buyers
| Buyer Type | Model | Size | Price | Best For |
|---|---|---|---|---|
| Springbank Lux (1 bed) | Restonic ComfortCare | Queen | $1,619 | First condo purchase, great value |
| Springbank Lux (upgrade) | Restonic Revive Reflections ET | Queen | $1,395 | Flippable, 10+ year lifespan |
| River & Sky townhome | Restonic ComfortCare | Queen | $1,619 | Multi-room value across two bedrooms |
| River & Sky detached (primary) | Restonic ComfortCare | King | $2,051 | Larger primary bedroom, couples |
| ARU / basement suite | Restonic ComfortCare | Double | $895 | Durable, right-sized for compact rooms |
| Tillsonburg / Ingersoll rental | Restonic ComfortCare | Queen | $1,619 | Landlord-grade durability, tenant comfort |
Dorothy, Sleep Specialist: "For an ARU, I'd look at the ComfortCare Queen for most situations. It's built to last, which matters when it's a rental unit that will see tenant turnover. The pocketed coil system distributes weight well across different body types, and the edge support holds up better than an all-foam mattress over time. For a basement suite, durability and easy care matter more than luxury features."
Shop: Shop Our Mattress Collection
Shop This Topic at Mattress Miracle
Popular picks at Mattress Miracle:
- Restonic ComfortCare Dalton & Albany pocket-coil mattress
- Whitney flippable mattress
- Somnia 3.0 pillow
Or shop our mattress collection in our Brantford showroom.
Find Your Perfect Mattress at Mattress Miracle
We are a family-owned mattress store in Brantford, helping our community sleep better since 1997. Come try mattresses in person and get honest, no-pressure advice.
441 1/2 West Street, Brantford, Ontario
Call 519-770-0001Frequently Asked Questions
What bed size fits a one-bedroom suite at Springbank Lux in London?
Springbank Lux one-bedroom suites start at 649 square feet. At this size, the bedroom is typically 10 to 12 feet wide, which fits a Queen comfortably with room for bedside tables. The larger two and three-bedroom configurations (up to 1,452 sq ft) offer primary bedrooms that may support a King, but we'd recommend measuring the actual bedroom once you have your floor plan.
What mattress should I get for a basement ARU in London?
For a basement apartment in London, a Double or Queen is the practical choice. Doubles are easier to navigate through stairwells and fit comfortably in rooms under 100 square feet. Queens work well in rooms 10 x 11 feet or larger. For a rental unit, we recommend a durable pocketed coil mattress rather than all-foam, as coil mattresses tend to hold up better under extended occupancy and varied body weights. The Restonic ComfortCare is our recommendation here.
Will a King fit in a River & Sky detached home in Woodstock?
In most 36-foot and larger detached homes at River & Sky, yes. Homes in the 2,300 to 3,096 square foot range have primary bedrooms that typically run 12 to 14 feet wide or more, which comfortably fits a King at 76 inches. Townhome primaries are generally narrower and work better with a Queen. Check your specific floor plan before deciding.
Does Mattress Miracle deliver to London, Woodstock, and Tillsonburg?
Yes. We deliver white glove to London, Woodstock, Ingersoll, Tillsonburg, and communities throughout Oxford County. We're based in Brantford, about 65 kilometres from London. Call (519) 770-0001 to arrange delivery timing around your occupancy or move-in date.
My basement ARU staircase is narrow. Can Mattress Miracle still deliver a Queen?
In most standard basement setups, yes. If you're concerned, share the staircase width and turn dimensions with us beforehand. A 36-inch wide staircase with a standard 90-degree turn can typically accommodate a Queen when managed vertically. Very tight staircases (under 30 inches or with a low ceiling) may require a Double or a mattress-in-a-box format. We can advise before you purchase.
Visit Our Brantford Showroom
We are located at 441½ West Street in downtown Brantford. Free parking available. Our team does not work on commission, so you get honest advice based on your needs.
Mattress Miracle , 441½ West Street, Brantford, ON · (519) 770-0001
Hours: Monday–Wednesday 10am–6pm, Thursday–Friday 10am–7pm, Saturday 10am–5pm, Sunday 12pm–4pm.
London Ontario Mattress Buying Guides
Shopping for a mattress in London Ontario? These companion guides cover the questions we get asked most:
- Start here: Best Mattress in London · London Mattress Buying Guide · London Mattress Stores
- Sales & deals: How mattress sales work · Current London deals · Compare London retailers
- By type: Adjustable beds · Bed frames
- Special situations: London hotel mattresses · ARU policy & secondary suites