Brandon Donnelly

Daily insights for city builders, delivered every morning at 6 AM ET. I’m Brandon Donnelly — a Toronto-based real estate developer and founder of Globizen. I’ve been writing here since 2013.

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  • Site Tour: Craft Residences in the Junction

    This week, my friend Bill, who is the founder of Gairloch Developments, took me through his Craft Residences project. Bill has done and is doing a number of beautiful projects in the Junction and Craft is one of them.

    When we met up on Dundas, I immediately complimented him on the project’s use of green (which is, of course, Globizen’s brand colour). Craft has green brick mortar, green windows (on the outside), and green picket balcony guards. Love it.

    His response was, “It feels to me like a housing project you’d find in London.” And I think that’s exactly right.

    There are some design details that objectively just cost more to design and build. Often the simpler the detail, the more expensive it is to build. As one of my favourite design sayings goes, “Only the rich can afford this much nothing.”

    But there are other design details that don’t cost more; you just have to give a shit and make good decisions. Bill gives lots of shits, and it shows in his work. I’m super happy that he’s building in the Junction. Below are my photos from the site tour.

    P.S. Globizen has an upcoming, soon-to-be-announced project where we’ve been looking at design details to specifically communicate our brand. Some of them will be green. Please take it as a compliment, Bill.

  • Navigating cities through a stroller lens

    I love to travel and I try my best to be efficient at it. Pre-kid, Bianca and I would leave for weeks with just two carry-on suitcases and a laundry event at some point in the middle of the trip. But now we’re planning our first trip to Paris and Nice with Vivienne (she’ll be ~3 months old) and this has forced us to rethink our entire operation.

    I have spent more time than I care to admit researching travel strollers and super-light car seats and thinking about how best to navigate the places we are going. It’s an expensive world that I didn’t really need to know about.

    All of this is still to be tested out in the field, but here’s where we’ve landed:

    • Our two carry-on suitcases have been consolidated into one larger 85L checked bag. This is about freeing up our hands as much as possible.
    • I’ve swapped my personal item for a Patagonia Black Hole Mini MLC Pack (30L). MLC stands for maximum legal carry-on. This is not a referral link. I just like the bag. My business partner introduced me to it.
    • We got an Ergobaby Metro 3 travel stroller from family that we’ll be using. It fits into overhead compartments. Unfortunately, it’s not compatible with our car seat, and so we came close to buying a second and lighter travel-only car seat (along with the requisite travel stroller adapters). This felt wasteful. We scratched the car seat. I was also not excited about lugging it around.

    I think this is as minimal as we can be.

    We almost exclusively take the train and walk in Paris (though I have caused chaos in their traffic circles before) and, for Nice, I found a ride-hailing app called SIXT that allows you to reserve rides in advance and add in a car seat for newborns. The main reason we debated a car seat is because where we are staying in Nice is a little out of the centre and we would have wanted to Uber. Now we’ll just test our luck with SIXT and Vivienne’s capacity for long walks on steep inclines.

    It’s amazing how differently you start to think about cities and places when you’ve got a stroller to contend with and an infant with limited neck strength. If any of you have any tips, please leave a comment below.

  • How Tokyo fits 11 homes on 1,600 square feet

    Last week, Globizen shared this 11-unit condominium project in Tokyo on Instagram. Some of you may like the design by Ryuichi Sasaki Architecture, and some of you may not. But regardless, it’s an interesting case study in that the site area is only 152.27 square metres (or 1,639 square feet). The building footprint is 84.86 square metres and the total floor area is 416.68 square metres. If we divide the total area by 11 units, we get an average area per home of only 37.88 square metres, and so these are certainly on the compact side. Here are the floor plans:

    The unit composition is as follows:

    • Ground and basement: 2 x 2-storey homes
    • Levels 2-3: 6 x single-storey homes
    • Levels 4-5: 3 homes, 2 of which are 2-storey homes

    The other thing you’ll notice is that there’s a single access stair in the middle of the building. As compact as the homes may be, it is this point-access-block design that unlocks the site. To put the site area into perspective, it is almost certainly smaller than the average single-family lot in the central parts of Toronto. A 20′ x 100′ lot is 2,000 square feet, versus the 1,639 square feet we have here (though the proportions are different).

    I’m not suggesting that 37.88-square-metre homes are the objective; rather, I’m suggesting that reducing the barriers to developing small infill sites will unlock new housing opportunities that can then be tailored to the needs of the market. Had two egress stairs been required for this building, it would look very different, and may not have ever been built.

    Floor plans from Ryuichi Sasaki Architecture

  • The 2026 Governor General Medals in Architecture

    I was in Montréal at the start of this year for work and I stayed at the Moxy Downtown. (I will, by the way, use any excuse to find my way to Montréal.) As I walked over to the hotel from the train station, I remember thinking to myself, “Wow, this is a beautiful tower.” It has a nice slenderness ratio and the entire precast facade has been designed to look like an intricate woven pattern.

    Well, it turns out, I’m not alone in my appreciation of 900 Saint-Jacques. The Royal Architectural Institute of Canada and the Canada Council for the Arts have just revealed the winners of the 2026 Governor General’s Medals in Architecture (which are given to exceptional projects recently completed by Canadian architects) and it’s on the list.

    Designed by Chevalier Morales architectes and Brian Elsden Burrows Architecte – Le Groupe Architex, the project is worth checking out if you aren’t familiar. Not just because of its beautiful facade, but because of its urban contributions to the Quartier des Gares. The jury called the site “prominent but hostile.”

    Also on the list are two projects by Toronto-based gh3*, who some of you might recall are the architects behind our Project Bench. One is Windermere Fire Station and the other is O’Day-Min Pavilion, both of which are in Edmonton and are exceptional.

    I could keep talking about more of the projects, but I’ll end by saying that this is the first time I’m learning about Kìwekì Point in Ottawa (designed by Patkau Architects and Janet Rosenberg & Studio — the landscape firm behind One Delisle). This is reason enough to book a trip to Ottawa.

    Congratulations to all of the winners. For the full list of projects, click here.

    Photography: 900 Saint-Jacques by Maxime Brouillet; O’Day-Min Pavilion by Raymond Chow

  • The spirit of a place

    We often think of cities in terms of their built environment. This city has lots of futuristic tall buildings, this one has lots of ornate mid-rise buildings, and this one is mostly suburban sprawl. But the built environment is only one component.

    Underlying the physical environment (let’s call it the hardware of a place) is a cultural ethos that connects our spaces and influences our behaviors (let’s call it the software of a place). In the architecture community, this is often referred to as the genius loci, or the “spirit of a place.”

    I was reminded of this when reading a recent column by Benedict Evans that starts with him reminiscing about the six years he spent living and working in the San Francisco Bay Area:

    “More fundamental than that, though, is the ethos and the sense of possibility. Of course, you’re going to do amazing things. Of course, you’re going to make a company – that’s what everyone does. Of course, this new thing is going to change the world. The world is malleable. You can do things. You can create a giant company from a PowerPoint in a couple of years.”

    This, of course, is a well-documented feature of the Bay Area. And its origins can almost certainly be traced all the way back to the Gold Rush of the mid-1800s when risk-taking misfits flocked to the region in search of overnight riches, transforming a sleepy hamlet into a place.

    But even though the lineage may appear clear in the case of San Francisco, the genius loci of a place does not represent immutable code. It changes over time, just as the fortunes and influence of a city also rise and fall over time.

    I often think about this in the case of my city, Toronto. Instead of being founded by maverick gamblers, the city was founded on an opposite set of principles: British imperial loyalty, Protestant morality, and anti-revolutionary order.

    Toronto has changed a great deal since then, through massive waves of immigration and robust post-war expansion, and the city’s built environment has naturally transformed from orderly Victorian row houses to supertall towers.

    But now, with the frenetic condominium boom of the last cycle in the rear-view mirror, there’s an increasing sense of what’s next. What will be Toronto’s genius loci of the future? That’s the exciting opportunity in front of us today and it’s up to us to decide. Indeed, the world is malleable.

  • Canada is uniquely suited to become a global hub for data centres

    Kevin Yin frames the data centre debate eloquently in this recent Globe and Mail article: “The backlash against data centres is understandable. But the answer is not to block construction. It is to design a better bargain.”

    Here are some things we can say about data centres right now:

    • They create relatively few long-term direct jobs (though innovation spillover does exist when they cluster).
    • They are power hungry.
    • They are a core physical engine of the new global economy.
    • They play to Canada’s physical and economic strengths as an energy superpower.

    Meaning, Canada is uniquely suited to become a global hub for data centres and AI infrastructure. Canada has abundant energy, naturally lower cooling costs, geopolitical stability, and deep institutional capital.

    The challenge is that we need to manage the negative externalities. No household, for instance, wants to pay higher energy bills.

    We also need to make sure that there are long-term economic benefits for the country, and that we’re not repeating the old habit of “exporting” our resources to other countries so that they can innovate. That would be a bad deal.

    The world is going to continue to need a lot more data centres, and Canada is in a unique position to lead and have control over its own destiny. Kevin offers a few ideas for what a better bargain might look like, if you’d like to have a read.

  • Why real estate development is an art form

    When I interviewed Michael Cooper, founder of Dream, back in 2016, one of the things he said to me was that real estate development is one of the most creative things you can do. What did he mean by that?

    As a developer, you have to problem-solve within extreme constraints. There are zoning regulations, building codes, investor interests, neighbourhood associations, market conditions, and many other sometimes-competing demands at play.

    The job of the developer is to navigate through this maze, rely on the expertise of others, and come up with the best possible solution. That requires creativity, and it’s what Cooper was getting at.

    The process is also self-reinforcing: constraints are good for creativity. As filmmaker and actor Orson Welles once said, “The enemy of art is the absence of limitations.” In architecture school, we used to always say that the hardest thing is a blank canvas, because design is about solving problems. Constraints present problems.

    Of course, developers can’t solve these problems on their own. They rely on talented multidisciplinary teams and the advice they provide. But it’s important to keep in mind specific professionals tend to view problems through the lens of their discipline.

    A lawyer might feel strongly about a particular legal clause, or a structural engineer might view a particular design as optimal, but ultimately the developer is going to have to take these recommendations and evaluate them against the entire list of constraints they are facing. It becomes a creative trade-off.

    The developer has to have the largest field of view. Seeing the whole board is how you make it out of the maze.

  • Introducing Places

    I must say, I’m really happy to be back blogging on WordPress (now with a self-hosted setup). One of the things I set up over the long weekend was a new “Places” page that links to specific cities and locations that I’ve written about over the last 13 years.

    All I did was ask AI to tell me which places I have written about the most (Toronto was the undisputed number one). Then I created a bunch of corresponding post categories and batch-edited any posts that had these locations either in the title of the post or in a tag.

    Now, if you’re interested in Marrakech but not Montréal, there’s an easy way to filter. Here’s what the Places page looks like:

    This is one of the things I missed the most: the ability to easily search, sort, and go back to old posts. That was surprisingly difficult on Paragraph, and it felt to me like my posts were going into a black hole, never to be found again. Reading old posts and revisiting them with new thoughts is a big part of this writing journey.

    I’m also excited to add to the Places page. Each one of the covers is a photo I took, and if I didn’t have any photos of the place, it didn’t get added to the page. We have some trips planned at the end of this summer and over the winter, including a bucket-list location for our 16th annual ski and snowboard trip, so stay tuned for more photos and places.

  • The Big Mac theory of housing costs

    Forty years ago, The Economist introduced its now-famous Big Mac Index. It was based on the simple idea that a Big Mac is a damn near perfect universal commodity, and so if you methodically compare its price across countries, it should give you an approximation of the purchasing power parity across a basket of currencies.

    For example, a Big Mac currently costs US$6.22 in the US (as of July 2026 and according to The Economist). But in Switzerland, it works out to US$9.04, and in Taiwan, it’s US$2.42. This suggests that the Swiss franc is overvalued and that the Taiwan dollar is undervalued because, in theory, their currencies should adjust over time to correct such a large variation.

    Now, I’m not an economist, but supposedly there is some directional validity to this line of thinking. However, it’s not entirely accurate. If you look at the various inputs that make up the price of a Big Mac, there are over 60 ingredients, including local real estate prices, the cost of labour, and utility costs.

    Some countries may also have tariffs on certain ingredients, which would drive up the price for local consumers (yes, that’s how tariffs work), and some countries may have a higher willingness to pay for American fast food. If there’s a higher perceived value, McDonald’s can simply charge more.

    So, the fact that a Big Mac costs significantly more in Switzerland does say something about the CHF, but it’s also an indicator that retail rents are somewhere around 3x what they are in Taiwan, among many other factors.

    Now let’s consider a product that, unlike the Big Mac, can vary a great deal across countries: housing. A new home requires far more than 60 ingredients, but it similarly reflects local cost structures, including material inputs, labour rates, and any tariffs and taxes that might be levied on the product.

    Every input, from time to development charges, gets factored into its end price, which is why, when a politician claims that something like inclusionary zoning represents a “no-cost affordable housing” solution, I wonder if they’re simply unclear on the economics or if they’re trying to deliberately misrepresent the situation.

    At McDonald’s, the equivalent policy would be to require that every time someone buys a Big Mac, the restaurant must simultaneously offer 20% of a new Big Mac to another customer, below the cost of production. It should be obvious that this practice would require the original customer to pay more for that same Big Mac.

    Images from The Economist

  • I’m going going, back back, to WordPress WordPress

    When I first started writing this blog in 2013, I started on Tumblr. Then about 6 years ago, I decided that Tumblr wasn’t the right platform for a written blog like mine, and so I moved to WordPress (specifically WordPress.com — not a self-hosted setup). About two years ago, I packed up and moved this blog once again, this time to Paragraph. I was trying to shift more of my online activity onchain, and I liked the idea of my posts being permanently stored on a blockchain like Arweave.

    But it turns out that Paragraph wasn’t the best fit for me. I’m still long crypto and I have it set up to syndicate my posts to the old site, but I found the platform more restrictive than my old WordPress setup, and its recent update also pivots the product to much more of an AI-focused media platform (with more credits to buy), and that’s not how I like to write. I just want to open a blank post editor, write my own words (sometimes post photos), and then hit publish.

    So, I’ve decided to return this blog to WordPress, but using a self-hosted setup (with Hostinger) and with my email newsletter being once again sent out by Mailchimp. To be honest, I really questioned this decision. Should I just use Substack like seemingly everyone else? Isn’t WordPress kind of old school? It’s certainly not the easiest to set up (I still have a bunch of housekeeping to do) and Mailchimp is going to again cost me hundreds of dollars per month given the size of my mailing list, but I decided it’s the best decision for me for two main reasons.

    One, I want a site that is as simple and timeless as possible. I’ve been writing basically every day for 13 years and in my mind I’m going to continue writing for at least the next decade. Two, I want to be able to customize my site and my email newsletter as I see fit. This blog is a personal blog, but it is also intended to be the top of the marketing funnel for everything that I’m working on with Globizen. The simple idea is that someone discovers me through my writing, maybe something resonates, and then that leads them to one of our projects or to book a stay at Parkview Mountain House.

    When you write every day, it’s easy to fall into a routine. Most days it’s a real commitment (okay, slog) to find the time to get something out into the world. But whenever I do a big reboot of the blog, I feel reinvigorated. It’s a time when I take the time to think about what I’m doing every day and then adjust as needed.

    Going forward, you can expect to find the same content focused on real estate, cities, and design. But I’d also like to write more personal posts, more travel posts, and get back into sharing my photography. AI muted my desire to take photos, and as much as I think AI is wonderful, I’m feeling a bit of fatigue around it. Part of this return to WordPress is about getting back to basics: a very simple landing page with authentic words, photos, and links.

    The only changes you should notice today are formatting ones, both at brandondonnelly.com and in your inbox. It’ll probably also take me another week or two to fully settle in with the new setup, but regardless, emails will continue to get sent out at 6 AM ET. Onward.