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An eye-catching new condo tower has been proposed for a North York site that has a development history going back to the late 1990s, but has long sat vacant. The latest plans filed on behalf of a numbered company — 1000967286 Ontario Ltd. — call for the land to be intensified with a 35-storey building.
The site was first eyed for development over 25 years ago, when the formerly larger parcel containing a 17-storey apartment was split in two, making the vacant lands to the east their own separate lot with the goal of developing an 11-storey residential building on the new site. Between then and 2007, subsequent applications brought the height up to 16 storeys with 150 units, which was then approved by City Council that year. Now, the new owner is seeking a Zoning Bylaw Amendment to more than double the previously approved height, resulting in a total of 331 condo units and 244,491 sq. ft of gross floor area.
Located at 500 Sheppard Avenue East, the two-acre site fronts onto Sheppard and is bounded by the existing apartment building in the west and Earl Bales Park ravine in the east. Stepping back, it's located within the Bathurst Manor neighbourhood of Toronto, home to mid- and low-rise residential buildings and solid transit infrastructure in the form of east-west and north-south bus routes providing access to the Sheppard Yonge and Sheppard West stations on TTC's Line 1.
At 35-storeys, the proposed development would be one of the tallest in the surrounding area and is currently the tallest project proposed for some distance. Renderings from Graziani + Corazza Architects show the building with its five-storey podium and unique exterior design defined by contrasting vertical and horizontal elements that create a checkerboard effect.
Inside, architectural drawings show a 1,819-sq.-ft amenity space accompanying the residential lobby at grade, with a 5,468-sq.-ft outdoor amenity space continuing from the indoor area. An additional 3,067-sq.-ft indoor amenity space would be found on fifth floor, and an indoor/outdoor amenity space on level six would span 4,606 sq. ft.
Condo units would be divided into 196 one-bedroom units, 102 two-bedroom units, and 33 three-bedroom units and residents would have access to 79 vehicle parking spaces and 248 bicycle parking spaces across two levels of underground parking.
As a large portion on the eastern end of the site is located within the regulated area of the Toronto and Region Conservation Authority (TRCA) and part of the City of Toronto Natural Heritage System (NHS), plans include a Ravine Stewardship Plan which lays out steps to "protect and enhance the ecological quality of the ravine environment." This includes disposing of garbage that has collected in the ravine, restricting public access to the area, and improving the ecology of the ravine area though things like soil remediation, invasive species removal, and native tree plantings.
A rendering of the two towers proposed for 1745 W 8th Avenue in Vancouver. / Chris Dikeakos Architects, Amacon
Vancouver was once set to become the home of the world's tallest wood frame tower, a 40-storey high-rise called Canada's Earth Tower that would also meet Passive House standards and put Vancouver on the map in terms of sustainable architecture. That project is now no longer moving forward, however. (Things are also not looking great for the Vancouver tower that was set to become the tallest passive house structure in the world.)
Canada's Earth Tower was being developed by Delta Land Development and was set for 1745 W 8th Avenue in Vancouver, which is now the subject of a new rezoning application that was published by the City this week, and which is now owned and being redeveloped by Vancouver-based Amacon.
The 1745 W 8th Avenue property, which runs along Pine Street, is currently occupied by a low-rise commercial building originally constructed in 1978. BC Assessment values the property at $68,464,000 in an assessment dated to July 1, 2024. Amacon beneficially owns the property through Amacon Pine Development Limited Partnership and under 1745 W 8th Property Ltd.
The site is currently zoned C-3A (Commercial) and Amacon is seeking to rezone the site to CD-1 (Comprehensive Development).
The 1745 W 8th Avenue site, it surrounding context, and its tower separations. / Chris Dikeakos Architects, Amacon
For the site, Amacon is proposing a 28-storey North Tower and a 29-storey South Tower that would deliver a total of 528 residential units, split between 421 strata units and 107 social housing units. The proposal has a maximum height of 300 ft and a proposed density of 8.5 FSR.
The 28-storey North Tower would be home to 206 strata units with a suite mix of 23 studio units, 69 one-bedroom units, 84 two-bedroom units, 26 three-bedroom units, and four townhouses. The North Tower would also house the 107 social housing units, which will have a suite mix of 21 studio units, 33 one-bedroom units, 32 two-bedroom units, and 21 three-bedroom units.
The 29-storey South Tower would then deliver 215 strata units with a suite mix of 24 studio units, 72 one-bedroom units, 94 two-bedroom units, and 25 three-bedroom units.
A rendering of the two towers proposed for 1745 W 8th Avenue in Vancouver. / Chris Dikeakos Architects, Amacon
A rendering of the two towers proposed for 1745 W 8th Avenue in Vancouver. / Chris Dikeakos Architects, Amacon
The North Tower will be located at the northeast corner of the site, at the intersection of W 7th Avenue and Pine Street, while the South Tower will be located in the southwest corner, along W 8th Avenue. Each tower includes a podium, however, that extends beyond the tower and essentially wraps around most of the perimeter of the site, with an opening at W 8th Avenue.
The podium will home to the social housing component, 13,024 sq. ft of commercial space, plus a 50-space childcare facility with 3,976 sq. ft of indoor space and 3,230 sq. ft of outdoor space.
"In addition to in-kind amenities, the proposed project also includes privately owned public space (as earmarked for the site in the Broadway plan), which aims to activate the public realm," the rezoning application, prepared by Chris Dikeakos Architects, states. "Unique among Broadway plan sites, this proposal does not involve any residential tenant displacement or the removal of any active commercial uses."
A rendering of the two towers from along W 8th Avenue. / Chris Dikeakos Architects, Amacon
A rendering of the internal courtyard between the two towers. / Chris Dikeakos Architects, Amacon
"This project's proposal was developed in response to the Broadway plans [sic] ambitious goals for housing, employment space and community amenities," the rezoning application also states. "In a similar fashion, this proposal had the opportunity to refine both its uses and architectural form in response to our working session with staff. Situated north of Broadway, the proposal directly addresses 'The big moves' outlined in the Broadway plan by delivering mixed use development close to rapid transit complete with new strata housing, inclusionary social housing and community benefits."
The City of Vancouver will be hosting the Q&A period for Amacon's proposal from Wednesday, October 22 to Tuesday, November 4.
Elsewhere in Vancouver, Amacon is currently undergoing a small office-to-hotel conversion at 1144 Burrard Street. Outside of Vancouver, Amacon is currently developing a 61-storey mixed-use tower, including a hotel, at 2211-2271 Rosser Avenue in Burnaby. Amacon also has offices in Edmonton, Toronto, and Denver.
Renderings of the towers proposed for 375 E 1st Avenue near GNW-Emily Carr Station. / Boniface Oleksiuk Politano Architects, Onni Group
Construction remains ongoing on the Broadway Subway, but the new Great Northern Way-Emily Carr Station is already standing out from the other upcoming stations in terms of transit-oriented development. The new station will be located on the eastern side of Thornton Street just north of Great Northern Way, around which PCI Developments and Low Tide Properties are already planning three towers.
On the western side of Thornton Street is 375 E 1st Avenue, a 2.55-acre site also known as "Lot P" that is owned by Vancouver-based real estate developer Onni Group, which beneficially owns the property through Onni Developments (375 GNW) Corp. under Onni 375 GNW Holdings Corp. BC Assessment values the property, currently vacant, at $122,729,000 in an assessment dated to July 1, 2024.
Onni Group submitted a rezoning letter of enquiry in 2023, held an open house in April 2024, then submitted a formal rezoning application in December 2024 that was finally published by the City of Vancouver this week.
"375 East 1st Avenue is located within the False Creek Flats and currently zoned CD-1 (402)," said Onni Group in its rezoning application. "The design created by BOP Architects and with support from David Stoyko Landscape Architects, Reinbold Engineering, Alpin Martin, CTS, and Edge Consultants that forms the basis of our rezoning application looks to centralize a diverse mix of uses including market rental residential, live-work, retail, office, hotel, and art production space adjacent to the new Great Northern Way - Emily Carr SkyTrain Station. The unique mix of uses and built form will contribute to the evolving and dynamic Great Northern Way Campus Corridor and False Creek Flats neighbourhood in the City of Vancouver."
The 375 E 1st Avenue in Vancouver just north of Great Northern Way. / Boniface Oleksiuk Politano Architects, Onni Group
For the site, Onni Group is proposing three 35-storey mixed-use towers and one 40-storey mixed-use tower, all inclusive of a six-storey building podium that would be shared by all four towers. The mix of uses is extremely diverse and will include strata homes, rental homes, social housing, hotel space, office space, and retail space. The proposed project has a maximum height of 458 ft and a total density of 10.73 FSR.
The proposal is for a grand total of 1,156 residential units (split between 639 strata units, 485 rental units, and 32 social housing units), 225 hotel rooms, 74,867 sq. ft of office space, 46,216 sq. ft of retail space, and 12,681 sq. ft of art production space that will be provided to the City. The four towers will be located at each of the four corners of the site, with the tower in the southeast corner — closest to GNW-Emily Carr Station — being the one that reaches 40 storeys. The proposal also includes 999 vehicle parking spaces and 2,645 bicycle parking stalls
"The proposed development integrates active ground-level retail commercial use, a podium containing office workspace, art production space, hotel and an amenity rooftop, four residential towers of mixed tenure including secured market rental, artist housing, and strata live-work dwellings with below grade vehicle and bicycle parking," the application states. "All of these uses are arranged and ordered around two kinds of shared space: a 1790 sq. m greenway running north-south along the western edge of the site with inset ground level spaces that expand the sidewalks and public spaces around the project; and an internal atrium space that offers a year-round daylit covered space that opens up the site to the greenway and the streets around the project."
The Lot P proposal and an overview of its features. / Boniface Oleksiuk Politano Architects, Onni Group
A full breakdown of the programming proposed for 375 E 1st Avenue. / Boniface Oleksiuk Politano Architects, Onni Group
"The introduction of a podium element linking the 4 towers allows for a clear articulation of a public-oriented ground storey addressing all sides of the development, with significant sidewalk widenings and spill out spaces for the commercial uses defining the ground levels," the application states. "The mid-levels of the podium have higher floor heights and surround the atrium to provide the workspaces with improved daylighting and flexibility. The podium also provides a larger roof area that can be given over to shared outdoor amenity space for the 4 towers. The podium contains vertical circulation for the office uses, separate from the residential programs and also contains amenity facilities for both residential tenants and office workers."
"The central nature of the atrium, overlooked by the office corridors above and framed on all sides by the inner faces of the hotel and residential lobbies and by the dual-frontage commercial units, the atrium extends the public realm into the depth of the site," the developers said of the atrium, which will include an auditorium that "becomes a versatile indoor/outdoor all-season venue for many programming possibilities."
"The perimeter commercial units have both street and atrium access and can utilize both the widened exterior sidewalks and the interior atrium floorspace. The atrium becomes an extension of the lobbies, commercial spaces, and the greenway. It connects between the different topographical levels of the site and connects the different programs in plan and section — the office spaces above have views into the atrium — their open access corridors and elevator landings becoming social spaces for the workspace that engages with the atrium below."
A rendering of the atrium of the proposed four-tower complex. / Boniface Oleksiuk Politano Architects, Onni Group
A rendering of the atrium of the proposed four-tower complex. / Boniface Oleksiuk Politano Architects, Onni Group
Onni Group's application notes that the Creative District of the Broadway Plan in which 375 E 1st Avenue belongs was formerly "a critical estuary that held deep spiritual connection to the Tsleil-Waututh, Squamish, and Musqueam Coast Salish Nations" and that their project also seeks to "celebrate the overlooked contributions these Nations have made to the region and City’s development and history."
For their project, Onni has engaged Squamish Nation Hereditary Chief Ian Campbell as an advisor to Onni and the design team throughout the lifetime of the project, the proposed hotel will be a Coast Salish-themed hotel developed in collaboration with the MST Nations, and the project will also contribute to the Cultural Ribbon project that was started by PCI Developments and will extend across the Creative District.
The City of Vancouver will be hosting the project's Q&A period from Wednesday, October 22 to Tuesday, November 4.
Alternative real estate investment firm Harrison Street Asset Management would have been one of the few investors looking to buy seniors housing in 2021, during the maelstrom of the pandemic. At the time, demand was low as operational costs soared, governments opened and closed retirement facilities, and residents became disproportionately vulnerable to contracting COVID-19, driving occupancy rates down.
But as Canada emerged from the pandemic, the narrative began to flip. The impending arrival of the nation's long-anticipated "silver tsunami" amid low supply stemming from a lack of seniors housing development during COVID-19, alongside other tailwinds like rising occupancy and declining costs, have transformed the seniors investment landscape, particularly as it relates to independent seniors living.
"We've seen a substantial rebound in interest post covid," Managing Director, Head of Canada at Harrison Street Jonathan Turnbull tells STOREYS. "As occupancy has recovered and as operating costs became more controlled, we have seen a dramatic shift from when we first started investing in the space."
Jonathan Turnbull, Head of Canada at Harrison Street
Supply-Demand Imbalance
According to Cushman & Wakefield's Seniors Housing Report published in March, 2025 is expected to be a "record-setting year" for seniors-housing deal-making. Canada's senior population is expected to hit 5.3 million over the next 10 years, growing by 1.7 million during that period. Meanwhile, seniors housing starts have fallen off as a result of low demand during the pandemic, and also rising construction costs and interest rate hikes.
The report finds that starts as a percentage of total inventory dropped below 1% in 2023 and 2024 and a "multi-year slowdown" is forecasted, with annual supply growth staying below 2% until 2030. As a result, a substantial supply-demand imbalance has begun to emerge that is expected to last some time.
"At Harrison Street, we only focus on demographics driven sectors. I don't care what happens to GDP when the seniors population is growing at 4% a year on average for the next 20 years," says Turnbull. "That's a good baseline to start with, and then you combine that with a lack of supply."
According to Stephen Hiscox, Executive Vice President of Seniors Housing & Healthcare Group at CBRE, the push on the demand side — set into motion by the first of the Boomers turning 80 in 2026 — will create a "golden era" for seniors housing investment.
Stephen Hiscox, Executive Vice President of Seniors Housing & Healthcare Group at CBRE
"There's no question that for the last 50 to 70 years that people have been looking to the Boomers," says Hiscox. "The Boomers are going to be the golden era. And it's always been 'looking ahead' — but at this point in time, I think we're now staring at it straight in the face. It's here."
Adding to the supply deficit is the fact that much of the existing seniors housing stock is aging out. Hiscox estimates that at least half of Canada's seniors housing is too old and around a quarter is approaching the point of needing to be replaced or redeveloped. "So not only do we need more new product, but that deficit could be accelerated by the fact that we need to replace lots of the older stuff that's really just not in acceptable condition."
Delay In Development
While demand may be high, a few factors continue to hold back seniors housing development as of now, further driving the supply-demand imbalance.
One factor, Hiscox shares, is that things are just more expensive now than they were before covid. "New construction has not really resumed anywhere near what it was before, largely because the cost of construction has gone up so much," he says. "So it’s been more challenging to build, and riskier, because you're gonna have to ask for significantly higher rents than before.”
On top of that, Turnbull says there's limitations on acquiring land for seniors in the high-density, high-affluency markets that can afford this product. "Where do you want to build seniors [homes]? You want to build [them] where people live. Where do people live? They live in major city centres,” he says.
But Turnbull explains that land in these regions have largely been bought up by condo and multi-family developers who want to sell their properties at a certain profit level despite market declines. Many have therefore gotten their land zoned for a massive residential projects to preserve value, but those are much too large to accommodate seniors housing.
“So there's a little bit of a delay here as it relates to unlocking land that can be made into seniors housing," says Turnbull. "As the next six to 12 months plays out, I think we're going to start to see starts come back as a lot of these land developers realize their options are not unlimited anymore and they have to find some alternative use. But it's just got to be priced right."
Still, Hiscox says interest to build is creeping back in, driven in part by a rosier investment environment, but also a struggling condo market. "With the condo market being where it is, we're getting a lot of calls from condo developers [who are] looking to partner with [seniors housing] operators like Chartwell to build on their former condo sites," he says. "We're also starting to see requests for feasibility studies percolate more.”
Chartwell is Canada's largest seniors housing operators and has added a number of substantial acquisitions to its portfolio this year, including dropping $432 million for six Ontario seniors residences in July and $247.9 million on two residences and a 15% share in an existing Chartwell property in Quebec in April.
Deflating Operational Costs
Another major driver of the rebound in investment interest, Turnbull says, is operating costs coming back down to earth. "As covid hit, we saw a drain on the registered nurses in Canada. It used to be that around 90% of your nursing hours at a senior care facility was covered by your employees — registered nurses that you were paying a salary to," he says. "And then as covid hit, there became so much competition for registered nurses (RNs), you saw a lot of RNs leaving the safety of the seniors market to join agency businesses, because agency groups paid more."
Turnbull estimates that an RN directly employed by a seniors home would have made around $40 an hour during covid, while an agency RN would have made closer to $120 an hour. "It wasn't a matter of, 'I need more bodies,' it was, 'I need bodies, and now I'm competing with all these other people that need bodies,'" he recalls. "And the agency side of the business just went from like 10% to 20% to 30% to 40%. And with that, you lost a little bit of control on your operating costs, of your largest operating cost."
While prices remain higher for certain expenses like food, Turnbull says that, just in the past year alone, operating costs have come back under control. "People feel like they're getting control of their costs for the first time since the pandemic. Investment is driven by opportunity, but it's also driven by comfort — comfort that things are under control and have stabilized. It's really changed people's mindset of, 'Okay, I can now go back into the market and start buying.'"
Generational Shift
A more quiet tailwind, Hiscox says, is a shift in mindset among seniors towards retirement facilities. Previous generations of seniors, he explains, had a very negative perception of capital 'H' Homes.
"They viewed retirement living as, ‘You’re sending me to a home, you’re sending me away to die,'" he says. "And I think that Boomers, who have been part of their parents' experience — they've visited them or taken them on tours of residences — say ‘Why don't you want to live here? This looks like a great place to live. There's meals and amenities.’"
And while Hiscox says Boomers are more likely to splurge on things like accommodations, seniors residences have stepped up their luxury factor in the decades since Boomers' would have checked their parents into a seniors home. Before the early 2000s, seniors housing was more institutional and treated as a pit stop before long-term care, but in the last 20 years, the business has become much more hospitality oriented.
"There's meals and amenities and all these beautiful buildings," says Hiscox. "So [Boomers] are being exposed to a whole different generation of homes that the previous generation did not see."
Looking Ahead
When asked about downsides of investing in seniors at the moment, both Turnbull and Hiscox said there aren't many, but stressed that things can go south quickly if an investor picks the wrong operator.
"If you don't have the right operating partner, somebody that knows what they're doing, that's beyond a con," says Turnbull. "That's a no way in hell. Because the experience that your tenants have every single day — being cared for, being part of that community — is so critical to the long-term success of the asset." Hiscox adds that the pressure is high to run a good operation. “You are dealing with seniors, some of the most vulnerable individuals, and so mistakes are heightened. [...] There can be public relations issues as well.”
But despite the margin for operational error, those qualified to invest in the space would be pressed to find better conditions. Hiscox, who has evaluated seniors housing for the last 28 years, calls the period we're in the "golden era" for a good reason: today's strong market fundamentals. Irrefutable demographic math tells us demand will remain strong for some time; low construction starts, obstacles to unlocking land, and aging inventory mean low supply for the next several years; and higher occupancy rates combined with controlled operating costs make investment in the space more appealing.
He also points out that, from a development perspective, now is the perfect time to get in the seniors game — the average age people enter a residence is closer to 88 or 89 these days, Boomers are about to hit 80, and it can take years to build a new residence. "Anybody that gets going now is building into a massive seniors population boom, because [the Boomers] will be almost in their mid-80s by the time a lot of this new product gets [off] the ground."
453, 465, 481, 483, and 491 Eglinton Avenue West/TD Cornerstone Realty Inc.
A string of commercial properties along Eglinton Avenue West in the Forest Hill neighbourhood of Toronto has sold after being on the market for around nine months. This is according to a transaction announcement provided to STOREYS by TD Cornerstone Realty Inc., the firm that brokered the sale. The block of buildings at 453, 465, 481, 483, and 491 Eglinton Avenue West was offloaded to Skye Capital Partners Ltd. for a collective $20,850,000.
Records obtained from Altus Group show that 453 Eglinton Avenue West was sold for $4,750,000 (at a rate of $634 per sq. ft), 465 and 481 Eglinton Avenue West were sold for $6,850,000 (at a rate of $622 psf) and 483 and 491 Eglinton Avenue West were sold for $9,250,000 (at a rate of $236 psf). All three transactions are dated August 14, 2025.
Notably, 491 Eglinton Avenue West is the head office of real estate developer and asset manager TAS, which is identified in the transaction records as the vendor in all three transactions. When contacted for comment, a spokesperson for the company clarified that TAS is a tenant in one of the buildings and provided property management services to the previous owner, but were not the seller.
Future redevelopment potential of 453, 465, 481, 483, and 491 Eglinton Avenue West/TD Cornerstone Realty Inc.
TD Cornerstone has indicated they are not at liberty to comment on the prior ownership of the properties.
The sales brochure prepared by TD Cornerstone describes the 0.49-acre property as having a frontage of 214 feet along Eglinton Avenue West and 57,726 sq. ft of gross leasable area (GLA) — 69% office, 24% retail, 7% residential. It also specifies that an occupancy rate of 84%, a weighted average lease term (WALT) of 3.5 years, and “stable cash flow profile through a staggered expiry schedule.”
Given the property’s situation, between the Chaplin and Avenue stations of the future Eglinton Crosstown LRT, the brochure makes particular note of the opportunity for intensification. “Current zoning allows for a six-storey mixed-use development and if rezoned, the site is expected to support up to 16 storeys based on the latest planning report from Bousfield,” it says.
“Additionally, there are several development applications containing a variety of built form in the neighbourhood. Two development applications in the immediate area include a 19-storey residential building at 444-446 Eglinton Avenue West and a 10-storey residential building at 346-356 Eglinton Avenue West. Active condominium developments have achieved 76% in sales at an average price of $1,429 psf.”
36–48 Steeles and 37-49 Highland Park/Arcadis via Colliers
A Zonix Group development site has hit the market for an unlisted price, offering developers the opportunity to erect a high-density, transit-oriented residential development at the border of Toronto and Markham. The sale of the site is being represented by Jeremiah Shamess and Matthew Soper of Private Capital Investment Group at Colliers and it currently has approvals in place for a 40- and 44-storey complex set to deliver 1,060 residential units, and potentially more.
Located at 36-48 Steeles Avenue East and 37-49 Highland Park Boulevard, the site spans 2.3 acres and is bounded by Steeles Avenue in the south, Dudley Avenue in the west, Highland Park Boulevard in the north, and single-detached dwellings in the east. Currently the site is occupied by 14 single-family homes that would be demolished upon redevelopment of the land.
Zonix first proposed the redevelopment of the site in early 2019 with an Official Plan Amendment (OPA) and Zoning Bylaw Amendment (ZBA) application filed the City of Toronto, City of Markham, and York Region. At that point, plans called for a lesser 27- and six-storey development that would have delivered 533 units.
Now approved for the site, as of May 2024 via the Ontario Land Tribunal (OLT), is a two-tower residential complex with total heights more than double the original proposal. In total, the project would contain 858,648 sq. ft with a Floor Space Index (FSI) of 8.27. Plans provide for 510 vehicle parking spaces, 740 bicycle parking spaces, a 19687-sq.-ft public park, and a 4843-sq.-ft privately-owned publicly-accessible space.
Specs:
Address: 36–48 Steeles Avenue East and 37-49 Highland Park Boulevard
Zoning: Residential zoning and designated Residential Mid Rise under the OPA
In addition to the already secured OPA and ZBA, Colliers shares that a third building could be added into the mix. "On June 23, 2025 the Vendor had a positive pre-consultation meeting with the City regarding adding a 23 storey rental tower, which would deliver an additional 250 units and 180,000 SF of GFA to the development," reads the listing. "Initial feedback from the City was positive, and a formal resubmission is anticipated in Summer 2025."
36–48 Steeles and 37-49 Highland Park/Arcadis via Colliers
From a location perspective, the site is situated along one of North York's major roads and, as such, is well-serviced by existing and planned transit options. The site enjoys easy access to Highways 407, 404, and 401, numerous high-frequency bus services on Steeles Avenue and Yonge Street, and is located within walking distance of a major transit station on the planned Yonge North Subway Extension.
On top of that, the neighbourhood is ideal for residential development, with amenities like the Centerpoint Mall and a wide array of restaurants, parks, schools, and other conveniences in the vicinity. As well, the area has promising demographic features, such as a well-educated, high-income, working-age population, and an over 90% employment rate, according to Colliers.
Interested developers would have the opportunity to deliver much-needed intensified residential development to this vibrant corner of North York, helping to facilitate development and growth of a neighbourhood already undergoing significant transformation. Major developments nearby include two proposed 50-storey mixed-use towers, one at 7 Steeles Avenue East and one at 6979 Yonge Street.
BC Premier David Eby at the swearing-in ceremony for his updated cabinet in July. / Government of British Columbia
On Tuesday, the Government of British Columbia announced that it will again be tying the annual rent increase cap to inflation, resulting in a maximum allowable rent increase of 2.3% in 2026.
"B.C. is an extraordinary place, but with economic uncertainty and rising costs, people are struggling to find a place to live that fits in their budget," said Minister of Housing and Municipal Affairs Christine Boyle, who was appointed to the position during this summer's cabinet shuffle. "We're continuing to cap rent increases, linking them to inflation, to reduce housing costs for seniors, families and individuals, protecting them from unfair hikes. At the same time, this rent increase allows landlords to invest in their properties to keep rental homes on the market."
This is the second consecutive year that the maximum allowable rent increase has been capped at inflation. The cap was set at 3.0% for 2025, but the Consumer Price Index has come down since then, resulting in a lower rate for 2026.
The 2.3% mark for 2026 represents one of the lowest rates in over two decades. Since 2003, there have only been five instances when the annual rent increase was 2.3% or lower, and two of those years (2021, 2022) were largely the result of the COVID-19 pandemic.
The provincial government announces the rent increase cap every year in late-August to give landlords more than the three months' notice they are required to provide their tenants, as rent increases for 2026 cannot take effect before January 1, 2026. Landlords are nonetheless allowed to ask tenants to accept a rent increase above the provincial cap, but tenants do not have to accept. A tenant's rent also cannot be increased twice within a 12-month period.
"Since 2017, the Province has been strengthening supports for renters, while ensuring landlords can take action on problematic tenancies," said the Province in its announcement. "Changes have helped prevent illegal renovictions and the annual renter's tax credit provides $400 a year to renters with low and moderate incomes."
"As well, B.C. was the first province or territory in Canada to provide provincewide rent bank services with interest-free loans for tenants facing urgent financial hardships," the announcement also noted. "The Rental Protection Fund helps preserve existing affordable rental housing in communities throughout the province. More families and seniors with low incomes are supported by this year’s enhancements to the Rental Assistance Program and Shelter Aid for Elderly Renters program."
This year's announcement comes at a particularly notable moment as the rental market is significantly different than what it has been in recent years. Since about this time last year, the average asking rent in Canada has been on a steady decline, dropping by 3.6% year over year from July 2024 to July 2025, after years of seemingly non-stop increases.
The housing slump that’s jarred market stakeholders over the past three years is often compared to that of the 1990s in its pattern and severity, but in the Greater Toronto Area’s (GTA) new home market specifically, it seems conditions are now even a cut below that famous downturn.
The Building Industry and Land Development Association (BILD) said Wednesday that GTA new home sales “remain exceedingly low, eclipsing the 1990s downturn, with July sales remaining at low levels not seen in decades.”
According to the BILD’s latest set of figures, there were just 359 new home transactions recorded in July, marking a 48% decline from July’s level and an 82% drop-off from the 10-year average. A typical July in the region would bring in around 1,941 sales.
“GTA new home sales in July 2025 extended the severe slowdown the market is currently in the midst of with another record low for the month,” said Edward Jegg, Research Manager at Altus Group, BILD’s official source for market intelligence.
Altus Group
As Jegg touched on, July’s data is in line with a dreary narrative that has been building for months. In June, BILD reported 510 sales, a figure that was down 60% year over year and 82% below the 10-year average. And in May, 345 sales were recorded, down 64% year over year and 87% from the 10-year average. Prior months brought more of the same.
While sales were down across all housing types in July, the sluggishness was most pronounced in the condominium apartment segment, which includes units in low, medium, and high-rise buildings and stacked townhouses. With just 150 sold, last month’s numbers were down 51% year over year and 89% compared to the 10-year average.
In the single-family segment — including detached, linked, and semi-detached houses, and townhouses, but excluding stacked townhouses — 209 sales were reported, and that figure was down down 44% from July 2024 and 60% below the 10-year average.
Altus Group
Meanwhile, there were 22,654 units of new home inventory on the market by the end of July, including 16,670 condominium apartment units and 5,984 single-family dwellings. “This represents a combined inventory level of 20 months, based on average sales for the last 12 months — which is the highest inventory level seen to date,” according to BILD.
Justin Sherwood, the Association’s Senior Vice President of Communications, Research, and Stakeholder Relations, underscores that these kinds of numbers are proof of the need for “concerted action to address the crisis that is stalling out new supply and compounding the challenges” in the housing market.
“Emerging from the 1990s downturn took years, with prolonged negative economic impacts and unemployment in the sector,” Sherwood warned. “The market, leaders within the industry and top economists are flashing every possible warning light, and the lesson from the 1990s downturn is clear: if government stands by, the pain will be deep and prolonged. To avoid repeating history, government intervention is not optional — it is urgently due.”
Despite the near-absence of sales in July, BILD reported that the benchmark price for new condo apartments, at $1,029,527, has been unbudging over the last year, while new single-family homes took a 6.1% hit, falling to $1,488,940.