Toronto Development Intelligence Hub
Your interactive source for real estate and development insights.
Key Performance Indicators
A high-level overview of Toronto's growth trajectory and municipal investment.
Population Target (2041)
3,950,000
Employment Target (2041)
1,980,000
Annual Housing Target
28,500 units
10-Year Capital Plan
$49.8 Billion
Total Current Applications (12 Mo Est.)
~1,500 Projects
Includes all low-rise and high-rise filings.
Growth Projections (2024-2041)
Forecasted population and employment growth based on the Provincial Growth Plan.
Strategic & Regulatory Framework
This section outlines the key policy documents and processes that shape development in Toronto. Understanding this framework is crucial for navigating approvals and aligning projects with the city's long-term vision.
Major Planning Studies and Amendments
Official Plan Review
The ongoing 'Our Plan Toronto' initiative is a comprehensive review aiming to update the city's Official Plan. Key themes include housing affordability, climate resilience, and equitable growth. Recent amendments focus on expanding housing options in 'Neighbourhoods' and intensifying development along major transit corridors.
Zoning By-law Overhaul (EHON)
Toronto continues to harmonize its zoning by-laws. A major focus is the 'Expanding Housing Options in Neighbourhoods' (EHON) initiative, which now permits multiplexes (up to four units) city-wide in residential zones, aiming to increase gentle density.
Transit-Oriented Development (TOD)
The city is leveraging provincial TOD policies to accelerate development around new and future transit stations, particularly along the Ontario Line and Eglinton Crosstown LRT. This involves creating new zoning frameworks to achieve significant density targets for both residential and employment uses.
Avenue and Secondary Plan Reviews
Avenue Study Program Updates
Several major avenues (e.g., portions of Kingston Road, Dufferin Street) are undergoing **Avenue Studies** to update built form permissions (typically 4-8 storeys). These studies set the stage for **mid-rise intensification**, offering significant opportunities outside of the central growth areas.
Golden Mile Secondary Plan
This is a major ongoing review transforming the commercial/industrial corridor spurred by the Eglinton Crosstown LRT. It will establish a complete community with thousands of residential units, major retail, and employment space, guiding all new applications in the area.
Eglinton Connects / Expansion
Beyond the Crosstown stations, the **Eglinton Connects** initiative and ongoing corridor studies are reviewing the entire stretch of Eglinton Avenue for integrated zoning that balances transit access, built form, and public realm improvements.
Typical Development Application Process
1. Pre-Application
Consultation with City staff
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2. Formal Submission
Application & supporting docs
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3. Public Consultation
Community meetings
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4. Council Decision
Approval / Refusal
Financial Landscape
Analyze project feasibility with our interactive Development Charge calculator and understand the city's investment priorities through its capital budget allocation. These tools provide critical financial context for any development project in Toronto.
Development Charge Calculator
2025 Capital Budget Allocation
Total Budget: $5.5 Billion. This allocation reflects the city's priorities in transit expansion and infrastructure renewal.
Major Development Projects
Explore significant development applications and initiatives currently shaping the city. This section highlights key projects that represent major investment trends in both the industrial/employment and residential sectors.
Downsview Park Logistics Centre
Status: Under Review
A proposal for a 1.2 million sq. ft. state-of-the-art logistics and distribution facility. This is a speculative build targeting large-scale e-commerce and third-party logistics tenants, capitalizing on proximity to major highways.
Key Tenant: Unconfirmed (Speculative)
East Harbour Employment Lands
Status: Approved
Part of the larger East Harbour transit hub development, this project includes over 1 million sq. ft. of new office and commercial space. Aims to create a major employment node outside the traditional downtown core.
Key Tenant: Various (announcements pending)
Pearson Logistics District Expansion
Status: Under Construction
A multi-phase industrial park development near Pearson Airport. The latest phase adds 800,000 sq. ft. of warehousing space designed for air cargo and freight-forwarding companies.
Key Tenant: Global Freight Solutions Inc.
Port Lands Film & Media Hub
Status: Under Review
A proposed purpose-built studio and production facility, aiming to expand Toronto's capacity as a major film production centre. The project includes sound stages, workshops, and office space for media companies.
Key Tenant: Waterfront Studios (Lead Proponent)
Villiers Island Community Plan
Status: Secondary Plan Study
A comprehensive secondary plan is underway to guide the development of a new climate-positive community on Villiers Island in the Port Lands. The plan envisions a mix of residential (including affordable housing), commercial, and park spaces.
The One (Bloor & Yonge)
Status: Under Construction
An 85-storey mixed-use tower featuring luxury condos, a hotel, and high-end retail. This landmark project represents the continued demand for high-density, luxury residential development in Toronto's core.
Mirvish Village (Bathurst & Bloor)
Status: Nearing Completion
A large-scale, purpose-built rental community with over 900 units across several buildings. This project is a significant addition to the city's rental stock and includes a mix of market-rate and affordable units, retail, and public space.
Golden Mile Secondary Plan
Status: Secondary Plan Study
This study is re-imagining a historically commercial/industrial corridor in Scarborough into a complete, transit-supportive community, spurred by the Eglinton Crosstown LRT. The plan will guide future development applications for thousands of new residential units.
Synthesis & Outlook
This final section synthesizes the key findings across policy, finance, and infrastructure, providing a forward-looking perspective on development and investment opportunities in the Toronto market.
I. Key Trends and Policy Implications
Toronto's development landscape is characterized by a mandated push for intensification, driven primarily by **Provincial Policy** aiming to meet ambitious housing and employment targets. The ongoing **Official Plan Review** and Zoning By-law amendments, particularly the 'Expanding Housing Options' initiative, signify a definitive move toward broader housing options outside of traditional high-density nodes. This creates new opportunities for **low-rise residential development** in established neighbourhoods, provided projects can navigate the updated, though streamlined, zoning framework. Policy is increasingly favoring **purpose-built rental** and **affordable housing** through direct financial incentives, shifting the risk/reward calculus for rental versus condominium construction.
II. Financial Dynamics and Cost Structure
The most significant financial implication for development remains the high and complex **Development Charge** structure, which incorporates municipal, regional, and education levies. While rates have generally increased, the introduction of DC exemptions for specific development types (Rental, Affordable Housing) provides a crucial mechanism to offset these costs, making projects that align with city housing goals financially more viable. The municipal **Capital Budget** clearly prioritizes **Transit Expansion**, confirming that major future growth and investment will be highly concentrated in areas surrounding new and planned transit corridors (TODs), making land acquisition in these secondary plan areas a strategic imperative.
III. Strategic Investment Outlook
The investment outlook is bifurcated:
- **Residential:** Opportunities are strongest in **secondary plan areas** (e.g., Golden Mile, Villiers Island) where infrastructure investment is guaranteed and density bonusing is expected, but timelines are longer. Short-term opportunities exist in the **mid-rise and multiplex** segment due to recent zoning liberalization.
- **Industrial/Employment:** The sector is dominated by **large-scale speculative logistics** (e.g., Downsview) and strategic employment hubs (East Harbour). Investors should prioritize land near major transportation arteries and air cargo facilities, as the city's focus on **employment-intensive nodes** outside the core is reinforced by transit development.