Alternative financing refers to non-traditional methods of obtaining funding for a real estate purchase, typically used when a borrower does not qualify for a mortgage through a major bank or institutional lender.
Why Alternative Financing Matters in Real Estate
In Canadian real estate, alternative financing plays an important role for buyers with limited credit, unconventional income, or other factors that make them ineligible for traditional mortgages.
Alternative financing sources include:
Private mortgage lenders
Mortgage investment corporations (MICs)
Credit unions
Vendor take-back (VTB) arrangements
Rent-to-own contracts
These options may offer more flexible approval criteria but often come with higher interest rates, shorter terms, or increased risk. For example, a private mortgage might be interest-only and have a one-year term with renewal fees.
Buyers turn to alternative financing when:
They are self-employed or lack a regular income stream
Their credit score falls below traditional thresholds
They are purchasing unconventional or rural properties
Alternative lenders typically focus on the value and equity of the property rather than the borrower’s financial history. As such, they are often used as a short-term bridge until a borrower can qualify for a traditional mortgage. Understanding alternative financing gives buyers more tools to access the housing market and should be considered with financial advice to manage potential risks.
Example of Alternative Financing
A self-employed buyer with limited credit history obtains a one-year mortgage from a private lender at 8.5% interest, planning to refinance with a bank after improving their credit score.
Key Takeaways
Used when traditional mortgage approval is not possible.
Includes private lenders, MICs, and VTB agreements.
Offers flexible terms but often higher interest rates.
Land assembly is the process of acquiring and consolidating multiple adjacent parcels of land under one ownership, typically for redevelopment or. more
A joint venture in real estate is a partnership between two or more parties to develop, own, or operate a property or project, sharing risks, costs,. more
Infill development is the process of building new housing, commercial buildings, or amenities on vacant or underutilized land within existing urban areas.. more
Inclusionary zoning is a municipal planning tool that requires or incentivizes developers to include a percentage of affordable housing units in new. more
Impact fees are charges levied by municipalities on new developments to offset the cost of additional public infrastructure and services required by. more
Toronto City Council held its July session last week, where councillors gave the go-ahead on around 20 housing development proposals and refused just three. Among the more notable projects was a 63-storey tower headed for Church-Wellesley Village and a 50-storey tower to replace a parking lot and vacant lands in the Fashion District.
All together, the approved projects are expected to add almost 9,400 new housing units to the city, and will hopefully play a part in Toronto reaching its target of 285,000 new homes by 2030. According to the Province, the city fell short of its 2024 goal of 23,750 housing starts, recording just 20,999 new units. Still, Toronto was awarded $67.2 million through the provincial Building Faster Fund in early June for reaching 88% of its target for the year.
Gentle density and missing middle type housing have been the talk of the town as of late, but large high-rise residential developments still stand as one of the most efficient ways to deliver new housing, especially near transit and within the city's most urban pockets. With that in mind, here’s a look at the eight high-rise proposals that gained approvals from Council in July.
Left: 1675-1685 Eglinton — Right: 1711-1741 Eglinton/Kirkor Architects and Planners, Shelborne Capital
While essentially fraternal twins — from an architectural standpoint — these green and pink towers represent two separate development applications for adjacent lands along the south side of Eglinton Avenue West. Both buildings feature designs from Kirkor Architects and are the subject of Official Plan and Zoning Bylaw Amendment applications filed by Shelborne Capital in early August 2024. 1675-1685 Eglinton Ave W will reach 37 storeys and deliver 424 residential units and 2,895 sq. ft of retail space at grade, while 1711-1741 Eglinton Ave W will clock in at 39 storeys and provide 427 units and 1,248 sq. ft of retail space.
This towering project was first proposed as a 39-storey mixed-use building in December 2021 by Devron Developments and Great Gulf. A Zoning By-law amendment for that version of the development was approved in May 2023, but as proposed building heights in the development's neighbourhood — the Fashion District — had significantly increased since the original proposal, the height was upped to 50 storeys in a reapplication filed this February by Devron. Once complete, the development is set to deliver 452 dwelling units, 1,367 sq. ft of retail space, and a 10,763-sq.-ft public park at 101-105 Spadina Avenue and 363 Adelaide Street West.
340-376R Dufferin and 2 Melbourne/Sweeny &Co Architects Inc., Hullmark
Plans for this Parkdale redevelopment and heritage conservation project, located at 340-376R Dufferin Street and 2 Melbourne Avenue, were first proposed by Hullmark in August 2022. At that point, plans envisioned a 25-, 21-, 11-, and six-storey mixed-use development. Over two years later, in December 2024, a revised Official Plan and Zoning By-law Amendment application was filed for a now-approved 29-, 26-, and nine-storey project that will deliver 768 residential units, 26,479 sq. ft of commercial space, and a greenhouse and community garden. Plus, the development would feature in-situ heritage building and façade retention and reconstruction of the existing buildings on site, which were once apart of the former Dominion Radiator Company, built between 1883 and the 1970s.
This Weston Village development was first proposed and approved as a 24-storey mixed-use building in June 2021, but — in line with the city's shift towards residential intensification around transit — a revised Zoning By-law Amendment was filed by Altree Developments in 2024. The building would be located within the Weston Major Transit Station Area, which is a strategic growth area, and steps from the Weston GO Station. Now approved is a 43-storey mixed-use building containing 599 dwelling units and 5,091 sq. ft of retail at grade at 1705 Weston Road.
1276 Islington/Kirkor Architects and Planners, Ranee Management
Joining an existing 12-storey apartment building at 1276 Islington in Etobicoke, a Zoning By-law Amendment application has now been approved for a sleek 35-storey infill development. The development was proposed by Ranee Management in December 2022 and calls for a residential building with 363 residential units. The tower will be ideally situated within close proximity to transit, with Islington Station on Line 2 directly south of the site on Bloor Street West.
This City-led development proposal forms Block 3 of Housing Now's larger Bloor-Kipling master-planned community, which contains seven development blocks and will deliver over 2,700 residential units, including over 900 affordable units, two public parks, and 88,264 sq. ft of retail and commercial space, once complete. The site was previously a Housing Now property, but is now a part of the City's Toronto Builds program, aimed at building mixed-use, transit-oriented, and affordable housing on City-owned land. Plans from the Zoning By-law Amendment application, which was submitted this May, call for a 43-storey building containing 698 rental dwelling units, including 230 affordable units, and 55,509 sq. ft of commercial space.
Another of Toronto's latest-approved heritage redevelopments is located at 2-12 Cawthra Square in Church—Wellesley, where two red-brick Queen Anne Revival-style homes from 1892 sit side by side. An Official Plan and Zoning By-law Amendment application was filed in May 2023 by BV Realty Partners, followed by a number of resubmissions that resulted in a final submission this March. Plans call for the retention of portions of the heritage properties at 6 and 8 Cawthra and the development of a 63-storey tower above. In total, the project would deliver 590 dwelling units and 5,112 sq. ft of community space for an existing Toronto Association of Community Centres facility.
The 35-storey tower proposed for 807-815 Hornby Street in Vancouver. / Boniface Oleksiuk Politano Architects, Reliance Properties
Developers in Vancouver are continuing to show a strong interest in hotels, with the latest proposal for a new hotel set for a site along the popular shopping corridor of Robson Street in downtown Vancouver.
The subject site of the proposal is 807-815 Hornby Street, a corner site at the intersection with Robson Street right next to Robson Square and the Vancouver Art Gallery.
The site is currently occupied by a six-storey office building with retail units on the ground floor that was originally constructed in 1979. Notable tenants include MAC Cosmetics and Ferragamo. BC Assessment values the property — including the strata retail units — at $56,003,800 in an assessment dated to July 1, 2024.
The property is owned by Vancouver-based Reliance Properties, the developer behind the Burrard Place towers, and held under 815 Hornby Holdings Ltd. Reliance Properties acquired the property in June 2021 for $93 million.
The 807-815 Hornby Street site and its surrounding context, including nearby hotels. / Boniface Oleksiuk Politano Architects, Reliance Properties
Reliance Properties is seeking to rezone the site from DD (Downtown District) to CD-1 (Comprehensive Development) and has proposed a 35-storey mixed-use tower, including an 11-storey building podium, that would reach a maximum height of 355 ft and have a total proposed density of 14.53 FSR.
The tower would house 8,571 sq. ft of retail space and a 160-room hotel on the first 11 floors. The hotel will make up the entirety of the podium, which will be wider than the tower. Reliance notes in its rezoning application that the height of the podium is aligned with the top of the Vancouver Law Courts building nearby and that the roof of the podium will serve as an amenity space. An operator for the hotel has yet to be identified.
Above the hotel will be 176 strata units, with a suite mix of 42 studio units, 72 one-bedroom units, 44 two-bedroom units, and 18 three-bedroom units. The residential entrance and hotel entrance will both be located along Hornby Street and the front of the building will also include a generous setback that will serve as a small plaza and continuation of Robson Square.
The proposal also includes 254 vehicle parking spaces and 400 bicycle parking stalls in an eight-level underground parkade.
A rendering of the hotel and residential lobbies along Hornby Street. / Boniface Oleksiuk Politano Architects, Reliance Properties
A rendering of the building from the corner of Hornby Street and Robson Street. / Boniface Oleksiuk Politano Architects, Reliance Properties
Designed by Boniface Oleksiuk Politano Architects, the proposed tower has a unique wave design that's articulated using balconies with rounded corners that are arranged in an alternating pattern. The tower itself is also rotated 45 degrees as a way to minimize the impact of shadowing on adjacent public spaces.
"The area around the 815 Hornby site has been the physical manifestation of the city's evolution during Vancouver's short urban history," the applicants note in the rezoning application. "What is known today as Robson Square is framed by buildings that reflect several periods of time along the city's urban development timeline. Robson Square's street wall is formed by a number of historically significant buildings in Vancouver along with several office, retail and hospitality buildings spanning from the 1910's until today. The plethora of architectures, styles, and uses is most evident along Robson and Hornby street, the intersection of which marks the location of the project."
"815 Hornby functions as a catalyst that consolidates the plural nature of its surroundings, aligning with multiple vertical datums exhibited in its eclectic context," they added. "The project's first two levels and canopy correspond to the heights set by Robson Square as well as the podium of Chancery Place while conversing with the first cornice above the entrance to the Hotel Vancouver. The podium of the proposal matches the height of the adjacent Wedgewood Hotel and Vancouver's 1980s Law Courts while closely corresponding to the Hotel Vancouver's first setback."
Renderings of the 35-storey tower proposed for 807-815 Hornby Street in Vancouver. / Boniface Oleksiuk Politano Architects, Reliance Properties
The application notes that Reliance Properties submitted a rezoning enquiry in 2024 and that City staff have voiced support for the proposal. The subject site is within the Central Business District Shoulder and Area H of the Downtown Official Development Plan, which allows rezoning for market residential if at least 2.0 FSR is dedicated to non-residential uses. The site is also affected by the Queen Elizabeth 3.2.1 view cone, limiting the height to 367.35 ft, which Reliance's proposal does not exceed.
"Reliance acquired the property in 2021, recognizing its unique position within a dynamic and high-profile area surrounded by major hotels, retail destinations, and civic landmarks such as Robson Square," said Reliance Properties Director of Development Joanna Kwan in a letter included alongside the rezoning application. "This location is uniquely suitable for a hospitality and residential redevelopment that responds directly to the City’s need for new hotel rooms and housing."
The proposal comes a few months after the City of Vancouver approved its new Hotel Development Policy in an effort to encourage more hotel developments. Reliance Properties submitted their rezoning application in early-June and the City of Vancouver will be hosting a Q&A period for the proposal from Wednesday, September 24 to Tuesday, October 7.
After a slow start two years ago, Vancouver’s multiplex is proving to be a sleeper hit with the housing industry.
The multiplex, as it’s known, is a four- or six-plex unit building that is poised to replace the single-family detached house after a sweeping zoning change aimed at increasing density.
Since the prezoning of most areas with detached houses in 2023, Robert Veerman, commercial broker with CBRE, has been specializing in multiplex property sales for his developer clients. And last year, after initial skepticism from the industry, the housing type took off.
By the end of 2024, property purchases intended for redevelopment into multiplexes represented about one-third of all residential dollar sales, said Veerman.
“If total residential land sales were about $1 billion, multiplex was about one third of that, which is a surprising stat to me,” he said.
According to his 2024 Multiplex Land Sales Report, there were 124 multiplex land sales in Vancouver, at an average sale price of $2.45 million. In the tony Shaughnessy neighbourhood, there were three transactions averaging $4.4 million. The most transactions were in the east side neighbourhood of Hastings-Sunrise, where 27 sales occurred averaging $1.8 million.
He knows of at least 20 multiplexes under construction right now that will be completed and ready to go to market later this year. They will be an important indicator of how much demand is there, said Veerman.
“I think everyone is watching Vancouver in my opinion because it’s the best market to do multiplex.”
This year will be something of a trial period, when designers and builders figure out the best layouts, what people want in terms of space and parking.
“Everyone is watching for these first projects to see how they do. From there we will start to see an expansion of this multiplex [type] to the rest of the country as well. I know Toronto is leading the way as well. But I think there still needs to be that learning period.
“It’s the most affordable built form in Canada,” he added. “It is basically slab on grade, pour a concrete pad, no basement, build three storeys. So, in terms of construction cost and timeline, and ease of execution, you can’t get simpler than that. I think once it’s accepted in Vancouver, it will spread to other cities and the rest of the province more rapidly.”
The reasons that he, and other brokers and builders are choosing to specialize in the multi-unit form of housing is pretty simple: it pencils out. Because the city had created a zoning policy that turned detached houses into multiplex zones, the timeline is far shorter than other building forms, at about nine to 12 months. Small builders experienced in duplex and townhome construction are pivoting. And even mid-size developers who build six-storey wood-frame condo projects are inquiring about the new pre-zoned housing.
“Talking to builders, most of them can’t make the numbers work for building new residential towers or six-storey wood frame, or even townhouses, because construction cost is so high, and the timeline takes so long, and there’s so much uncertainty there,” said Veerman. “I’ve had a lot of builders ask me about multiplexes, who are curious and keen to get into it because of the simplicity of the build and quick turnaround time.
“A lot of developers like these multiplexes because they can buy land and sell the units within a two-year timeline.”
Daniel Winer, Executive Co-Lead with non-profit advocate Small Housing, was pleased to see City council approve a motion this month for staff to come back with a report on streamlining the multiplex zoning process and allow even more properties to be included in the pre-zoning. That would include allowing large lots to be subdivided, or allowing more units on them, and allowing multiplexes on oddly shaped or smaller lots, or lots without lane access. Also, City staff will take a look at Burnaby’s approach, which is to allow more floor space, and four floors, with three above-grade.
Next to a single-family house, the multiplex unit is the most desirable type of housing in BC, said Winer, who was previously executive officer for the Canadian Home Builders’ Association, Central Okanagan. And in tandem with the federal government’s funding of prefabricated housing, the prefabricated multiplex could become the next post-war building boom, he said. He emphasized that prefabrication will be critical to the success of the multiplex.
“Across Canada, if you were to redevelop [detached houses] at a rate of about 1% a year, you could actually start talking about getting to those crazy CMHC updated housing targets they put out last month,” said Winer.
“We believe it's the most apt way to actually make a significant dent in the housing crisis,” said Winer. “We think that, you know, for the years it takes for developers to do the land assembly, to do the planning, to get the building through council, to build something that's going to be featured on Broadway. You could build a dozen, two dozen, and three dozen fourplex in that same amount of time with a wider, more diverse audience of builders. Um, it kind of democratizes the economy a little bit more.”
While a custom home might cost $600—$750 a square foot, he has seen multiplex pricing of about $275 a foot.
“We’re talking about housing costs that literally can get cut in half when we’re redeveloping these lots.”
The biggest challenges, he said, is the “knowledge gap of small-scale builders” and the lack of capital that they need. And while the first ones might need to make a few mistakes until they get the hang of it, he forecasts a lucrative business model. Also, policy makers need to tweak current policies around financing, for example, to make the model viable for small developers.
“I think you're going to see small scale builders become kind of a developer-light, that are able to flip properties because they're going to be able to understand the pro forma and what they can actually net out as a return. I think that's the next frontier of the small builder business.”
Builder Suraj Jhuty is Co-Principal of Theorem Developments with Faizan Alam. The company has several multiplex sites underway in Burnaby and Vancouver and recently won a Georgie Award for Best Multiplex Home Project 2025. Theorem has nine multiplexes underway ranging between four and six units, both their own developments that they will bring to market, and projects where they’ve been hired by a client, such as a west-side family that has hired them to redevelop a large character house in Kerrisdale.
Jhuty said they recently finished a triplex in East Vancouver that sold for $1,050 per square foot and another on the west side that sold for $1,250 per square foot.
“I'm definitely a proponent of this multiplex rezoning,” said Jhuty. “I think, you know, it's providing gentle density into these neighborhoods, where essentially, predominantly, they are single family. And duplexes nowadays have even got so expensive. Now, we're able to provide four units that are smaller sized, and it provides a little bit more attainability for buyers. And also, as a developer or as we develop for investors, they're able to sell four units as opposed to two. So, you know, it just makes it a little bit more profitable.”
There is a quiet tension running through Canada’s housing market. RBC’s latest report declares housing affordability to be at its “best” in three years, yet for most Canadians the reality feels unchanged. The dream of owning a home remains elusive, and the market is eerily still.
The truth lies beneath the headline. Three forces continue to exert pressure on affordability: house prices, interest rates, and household incomes. This trio does not operate in isolation. Together they form the core of every decision a buyer must make. Right now, all three remain out of alignment. Until they move in the same direction, the market will remain locked in a state of hesitation.
Progress That Feels Hollow
RBC calculates affordability by measuring the proportion of median household income required to carry the costs of homeownership. Nationally, this figure has dropped slightly to 55.1%.
The picture in Canada’s largest cities is far more severe. In Vancouver, ownership consumes an astonishing 92.7% of income. In Toronto, it takes 68.3%. Even Ottawa and Montreal sit far above historical norms. These numbers in addition to being alarming, are also symptomatic of a housing system where costs have decoupled from household earnings.
Affordability is often presented as a function of house prices alone, but this is a mistake. It depends on three intertwined elements: house prices, interest rates, and household incomes. All three must move in harmony to create a market where buyers feel confident to return.
House Prices
Home prices fell between 10% to 15% in Toronto and Vancouver after peaking in 2022. This adjustment gave some relief, but momentum has slowed. RBC’s analysis suggests only minor declines ahead, a scenario that leaves prices high relative to the earning power of Canadian households.
Without more significant price adjustments, ownership costs are likely to remain high relative to household incomes, stalling further gains in affordability.
Interest Rates
Interest rates have softened slightly from their peak, but the Bank of Canada now faces mounting pressure to hold steady. RBC’s recent interviews carried a clear message: Canadians hoping for significant rate relief may be out of luck.
Initially, RBC’s forecast diverged from those of other major Canadian banks, projecting more easing in the months ahead. But the tone across the financial sector has since shifted. Scotiabank’s Derek Holt went so far as to say the Bank of Canada “should not even be thinking about when to cut rates.”
The core issue is uncertainty over inflation. Economists remain split on how recent data will influence monetary policy, and this division has left buyers waiting in limbo. With rate cuts likely to be smaller and slower than many anticipated, affordability gains from borrowing costs alone seem limited.
Household Incomes
The third pillar is equally fragile. Wage growth has been uneven. Job vacancies have fallen sharply since their highs in 2022, and unemployment has begun to rise. These trends suggest that household earnings are unlikely to grow quickly enough to offset high housing costs.
Canadian housing markets have long followed a familiar pattern. Periods of rapid price growth and interest rate hikes are often followed by a slow correction. Prices edge down, rates ease, and incomes eventually rise to meet the market.
The current cycle, however, remains incomplete. Even after recent price drops, ownership costs as a share of income remain far outside the range that defined previous periods of relative affordability. RBC’s data places this figure well above the 30-45 per cent band that supported healthy buyer activity in past decades.
National Bank of Canada’s affordability monitor paints a similar picture. Costs remain elevated across housing types, reinforcing how much further the market must adjust before it becomes accessible to a broader range of Canadians.
With interest rates constrained and income growth unlikely to accelerate, house prices may be the only variable with room to adjust. This does not suggest a dramatic collapse. Instead, it points to a gradual, measured decline that realigns prices with the earning power of Canadian households.
Such a shift would bring clear benefits. More affordable housing would allow families to redirect spending toward other parts of the economy. It would also encourage higher transaction volumes in real estate, benefitting professionals who rely on an active market.
A Critical Moment For Canada’s Housing System
Homeownership has long been a cornerstone of the Canadian middle-class promise. Today, that promise feels increasingly fragile. RBC’s report acknowledges modest progress, but it also underscores how far the market must go before buyers can return with confidence.
Restoring balance will require movement across all three drivers of affordability. Until house prices, interest rates, and incomes align, the housing market will remain caught in a state of uncertainty.
This is more than an economic challenge. It is a test of Canada’s ability to build a housing system that serves the aspirations of its people.
It wasn’t that long ago that pre-construction sold itself. The market was hot, units moved in minutes, and buyers would sign almost anything — just to get in.
Now, the market has shifted. It’s more uncertain, more cautious, and frankly, more real. In my recurring LinkedIn series Real Talk w/ Tim Ng, I sat down with some of the top new development sales and marketing leaders from Toronto, Miami, and Vancouver for a roundtable discussion on what it really means to ‘get back to basics’ – what’s changed in their approach, and what’s stayed true.
As sales professionals, marketers, and developers, we’re being called to do what we should have been doing all along: sell the value of a home, not just the idea of one. We need to be listening, connecting, and understanding what the buyers actually care about.
Winson Chan, VP of Sales Development at Tridel, said it plainly: “We were all just transacting paper. For the better part of a decade, the focus was on volume, not product. Now, the focus needs to shift back to “home”. What it feels like, how it functions, and how it supports the lives of real people.”
Chan stressed a critical shift. Tridel is now focused on smart sizing. They are designing floor plans that reflect how people actually live. He also pointed out that customization is becoming the new luxury as buyers want homes that fit them, not just their budgets. He added that “We can’t just label our floor plans '1D' anymore; every layout or floor plan needs a proper name that speaks to the design and features of this specific layout. It’s time to tell a better story!”
Jean Openshaw, VP of Sales at Bosa Properties, emphasized trust as the foundation. “We’ve delivered every one of the 10,000 homes we’ve promised,” she said. That kind of track record matters, especially now. Buyers are asking harder questions and taking their time. You can’t just dazzle them with renders and incentives. You have to show up with credibility, consistency, and follow-through.
What really stood out to me in these conversations is that selling today isn’t just about product or pricing, it’s about alignment. Kayleigh Johnson, Director of Marketing at Peterson, said it best: “A good-looking brand and a few ads won’t move the needle if you haven’t done the work to understand your customer. Getting back to basics means putting the customer at the centre — truly understanding not just their needs, but their deeper aspirations. That insight should inform everything: the product, the brand, and how we speak to prospects.” Gut instinct still has a place, but real insight, both data and emotional, is what drives results.
In Miami, Joanna Davila of Vertical Developments shared how they’re making lifestyle alignment clearer from the jump for their branded residences. For buyers, especially those looking for a second home or pied-à-terre, a strong brand can give immediate clarity: is this project for me, or not? Her team has also gone a step further, offering fully furnished, turnkey units to make it easier for buyers to say yes.
What I appreciate in these approaches is that they all prioritize real human needs. Amenities aren’t being tacked on—they’re being thoughtfully integrated. At Bosa, that means co-working lounges, wellness spaces, rooftop gardens, and community programming. They’ve even rolled out a program that lets renters apply 25% of their rent toward a future home purchase. That’s not just marketing. That’s long-game thinking.
At Tridel, Chan told me they’ve stopped doing traditional sales seminars altogether. Instead, they’re hosting information sessions. Having conversations, not just pitches. They are talking more about the why behind a home purchase, especially to end-users and the agents who serve them.
The biggest takeaway? None of this is new. These are the fundamentals: building trust, creating connection, and understanding your customer. But in a market where transactions are harder to come by, the teams that succeed will be the ones who embrace these basics, not avoid them. There’s no secret formula for selling in 2025. But if there were, it would look a lot like this: Listen to the needs, tell a more vivid story, and remember who you’re selling to.
Toronto-based real estate developer Luiza Investments Limited has filed plans for a five-tower condo complex that would deliver over 1,700 new housing units, alongside retail space and large public park, to Central Scarborough's Bendale-Glen Andrew neighbourhood.
Plans were filed in late June and service a Zoning By-law Amendment application seeking to permit a mix of residential and commercial uses and to allow for intensified height and density on the site. If approved, the proposed development would replace three single-storey commercial and industrial buildings and the surface level parking lot that currently occupy the site with eight-, 37-, 37-, 39-, and 42-storey towers.
Located at 1600 Brimley Road, the 158,358-sq.-ft development site sits at the northwest corner of the intersection at Brimley Road and Golden Gate Court just south of Highway 401. Nearby are notable amenities like the Scarborough Town Centre, Albert Campbell Square, and the Scarborough Centre transit station, which services a number of existing bus routes and is the site of the planned station on the TTC Subway Line 2 extension project.
Within close proximity to the development site are a number of similar high-density mixed-use development proposals and approvals, including a Master Plan application for Scarborough Town Centre mall. Others include a four-tower development reaching 47 storeys at 1680 Brimley Road and a five-tower complex reaching 50 storeys at 100 Borough Drive. Together, these developments and Luiza Investment's proposed development at 1600 Brimley Road, "generally indicate a large shift to much higher densities and building heights in the area," the planning materials posit.
Planned for the site is a two-phased development approach that would see the 37-storey Building 1 and eight-storey Building 2 constructed in Phase One. These two buildings would front onto Golden Gate Court along the southern edge of the site and would deliver 385 and 91 dwelling units, respectively.
1600 Brimley Road/Arcadis
Phase Two would see the development of the remaining three towers — 39-storey Building 3, 42-storey Building 4, and 37-storey Building 5 — which would be connected via a shared four-storey podium. These towers would deliver 433, 428, and 407 dwelling units, respectively. In total, the development would provide 1,744 residential units divided into 1,079 one-bedrooms, 489 two-bedrooms, and 176 three-bedrooms. In terms of retail space, a total of 6,888 sq. ft would be spread across the ground floors of Building 1 and Building 4.
Residents who could one day call the development home would have access to 28,158 sq. ft of outdoor amenity space and 37,544 sq. ft of indoor amenity space across the five buildings as well as 551 vehicle parking spaces and 1,312 bicycle parking spaces. Additionally, a large 23,777-sq.-ft public park would span the entire western portion of the site.
Design, engineering, and consultancy firm, Arcadis, would be behind the design of the complex, which will feature a combination of glass, light and dark steel paneling, and red brick, according to planning materials. "The use of brick at the base building respect the industrial uses of the Subject Site and its surroundings while the glass and steel complement the existing and proposed high density developments in the area," reads the planning rationale.
Once completed, the proposed development would offer a substantial amount of new residential units within close proximity to existing and planned public transit options, adding to the intensified growth expected to continue in the region.
Welcome to Meet the Agent, an ongoing series profiling real estate agents from across Canada. With more than 150,000 agents, brokers, and salespeople working in 75 different boards and associations across the country, we thought it was about time they had a place to properly introduce themselves.
If you or someone you know deserves the same chance, email agents@storeys.com to apply.
THE DETAILS
Name: Rochelle Cantor
Areas of Focus: Montreal — Westmount, Côte-des-Neiges-Notre-Dame-de-Grâce, Le Plateau, Hampstead, Côte-St Luc, Montreal-West, Griffintown, Little Burgundy, Old Montreal, Golden Square Mile, Outremont, Town of Mount Royal
After graduating, I sought real estate knowledge due to my family’s various investments. I initially pursued commercial real estate, but later transitioned to residential for greater flexibility after having children and the chance to make a meaningful and more personalized impact by helping people find their dream home.
What’s the biggest challenge you see facing the market today?
Uncertainties tied to the political and economic environment, particularly in Quebec.
What’s the single best advice you have for sellers?
Set realistic expectations for your home’s value and trust your broker — they are experts in your market. Stay informed by researching market trends, comparing similar properties, and asking insightful questions. A knowledgeable approach, combined with your broker’s expertise, ensures a smoother and more successful transaction.
What’s the single best advice you have for buyers?
Focus on the health of the property over cosmetics. Location is a priority and general features and layout of a home are also very important.
What’s the best thing a realtor can invest in for their brand (a bus bench ad, a solidInstagram strategy, etc.)?
A well-balanced approach — combining social media, SEO, and personal connections — creates lasting impact. Ultimately, the best investment is in authenticity, consistent presence, and meaningful relationships with clients and the community.
Who do you look up to in the industry and why?
My sister Gail, who is a chartered real estate broker and owns her own real estate agency. She is highly experienced and deeply knowledgeable on all things real estate and acts as an excellent sounding board when evaluating complex situations.
Is there anything you wish people knew or understood about realtors that you think they’re constantly getting wrong?
Not all brokers are created equal and there’s a lot more involved in selling real estate than sticking a sign on your lawn.
Tell us about your favourite (or most memorable) sale.
About seven years ago, I represented a seller in an unlisted property sale that became a landmark transaction. It was the highest sale in Quebec at the time and one of the most complex, as the initial buyer failed to appear for the signing of the deed of sale.Through skillful negotiation and strategic wording, I protected my client from financial loss. This case set a legal precedent in Quebec, ensuring brokers are fairly compensated for their work.
The three words you hope your clients use to describe you
Intelligent. Having Integrity. Authentic.
What’s your favourite thing to do outside of selling houses?
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At yesterday's session, Toronto City Council adopted a motion from Mayor Olivia Chow to exempt all units in sixplexes from costly development charges and parkland dedications. Chow's recommendation upped the ante on a previously proposed motion from Councillors Jamaal Myers (Ward 23 - Scarborough North) and Josh Matlow (Ward 12 - Toronto-St. Paul's) seeking to eliminate these fees for the first four units in a multiplex.
"I would like to thank Councillors Myers and Matlow for bringing forward this item to make it easier and more affordable to build sixplexes in our City," read a letter from Chow submitted under the item on Tuesday. "[...] As a City, we can do even more to make these projects viable. For that reason, I am recommending we go further and exempt all units in a sixplex from development charges."
Development charges (DCs) are taxes that builders pay to a city in order to help fund increased infrastructure needs that may be required as a result of growth, including services like roads, transit, water, and sewer systems. But over the last 15 years, DCs in the region and across the GTA have skyrocketed, placing additional strain on already struggling development pipelines.
In Toronto, DCs for both one- and two-bedroom non-rental units increased roughly 42% year over year between August 2023 and June 2024. Going back further, DCs on these unit types increased from $4,985 and $8,021 in May 2009 to $52,676 and $80,690, respectively.
When it comes to sixplexes, DCs have presented a unique conundrum for developers. For multiplexes up to four units (fourplexes), DCs have been waived by the City as of 2022, but when a project adds a fifth or sixth unit, the developer is then expected to pay for all six units. This disincentivizes five- and sixplex developments, even on lots where they are viable.
This also dilutes the effectiveness of zoning reforms intended to increase missing middle housing options, such as City Council adopting a motion to permit sixplexes as of right in nine wards last month. The reform, albeit, was a picked-over version of the originally recommended city-wide permittance of sixplexes — one of the 35 milestones committed to under Toronto's December 2023 Housing Accelerator Fund (HAF) agreement with the federal government, for which the City is supposed to receive $118 million in annual funding over four years.
In total, Toronto has agreed to receiving $471 million to put towards achieving its goal of 60,980 net new permitted homes over the next three years, but securing the funds will be dependent on the city's ability to reach its milestones, one of which was approving sixplexes city wide.
At yesterday's council meeting, however, Councillor Stephen Holyday (Ward 2 - Etobicoke Centre) raised concerns over the clarity and interpretation of the language used in the City's HAF agreement with the federal government. Holyday pointed out that the milestone in question only asks for staff to consider a report on permitting sixplexes city wide, while communications from the feds indicate that they expected the City to approve sixplexes city wide.
In a letter dated March 11, 2025, then-Housing Minister Nathaniel Erskine-Smith had stated that if the City failed to permit sixplexes city wide by an extended deadline of June 30, 2025, the feds would withhold 25% (around $30 million) of Toronto's annual funding.
Then, in response to Council voting against city-wide sixplexes last month, the new Minister of Housing, Gregor Robertson, sent a letter to Mayor Chow this Monday expressing his disappointment over Council's vote saying, "the June 25 council vote goes against the level of ambition that was committed to in our Housing Accelerator Fund Agreement by the City of Toronto," and reiterating the risk that the City could miss out on funding.
"I will make no compromises when it comes to the integrity of the [HAF program] or on the level of ambition each agreement requires," wrote Robertson. "[...] Canada is in a housing crisis and we need all levels of government to do everything in their power to respond. A key federal expectation for HAF is to increase as-of-right zoning in low-density urban areas across the country. Our expectation is that larger cities facing greater housing supply challenges would go further, like what we have seen in Vancouver and Edmonton."
Towards the end of the letter, Robertson appears to extend the sixplex deadline to the next annual report of December 20, 2025, at which point, he expects Toronto to "implement an appropriate solution."
During yesterday's question period, prior to the vote on Chow's motion, Councillor Myers asked how the City plans to continue meeting HAF targets without legalizing sixplexes city wide. Deputy City Manager of Development and Growth, Jag Sharma, answered saying that the City is working on a response to Minister Robertson to provide "an update to [the] HAF deliverables that would be acceptable to CMHC and the federal government." But in the case that the feds demand that Toronto legalizes city-wide sixplexes, and Council votes against it once again, there is no current plan for ensuring funding it still received in full.
Today's decision to waive DCs and parklands dedications for sixplexes represents a step in the right direction. The move will make the development of these missing middle-type homes more feasible for builders and, ultimately, more affordable for end users, however, it still falls short of the milestone Toronto had committed to achieving in its HAF agreement signed in December 2023.
“This motion demonstrates real action in tackling Toronto’s housing crisis. By eliminating financial barriers to multiplex construction, City Council is making it easier to add gentle density, expand housing choice, and keep our neighbourhoods vibrant and inclusive," President & CEO of the Building Industry and Land Development Association (BILD), Dave Wilkes, tells STOREYS. "While applauding this change on the DC relief, we encourage the City to expanding the zoning permissions for sixplexes across the city.”
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MUST READ: Toronto City Council Waives Development Charges On Sixplexes