Rental apartment completions in the Greater Toronto & Hamilton Area (GTHA) are expected to exceed condo completions for the first time in a very long time starting in 2028. But what does this mean for the overall market, and is it actually going to be enough new housing? Let's look at some of the numbers.
Last year, the GTHA recorded 29,671 new condo completions. This was some sort of a record. This year, condo completions are projected to total around 31,396 homes. Even higher. But then completions start to fall off, with 17,487 homes scheduled for completion in 2026. By 2029, this number is expected to be close to 1,000. So let's call it zero for argument's sake.
If we are to crudely assume that 50% of these new condominiums ultimately make it to the secondary condo rental market, then we are expecting nearly 16,000 condo rentals this year, just under 9,000 condo rentals in 2026, and ultimately no new condo rentals by around 2029 (or some number close to it).
Now let's consider the purpose-built rental side of the equation.
The 10-year average for purpose-built rental apartment starts in the GTHA is only 2,819 homes. This is a far cry from the volume of rental housing that we delivered in the 60s and 70s. Of course, with the new condominium market largely shut off, there's renewed interest in building purpose-built rentals.
In 2024, purpose-built rental apartment completions totalled 5,537 homes. And in the first half of this year, 3,156 homes reached the occupancy stage. Extrapolating out, I'm guessing that puts us somewhere around 6,000 new purpose-built rental apartment homes by the end of 2025.
If we pause and think about only 2025, we're on track to deliver roughly 37,000 new condo/rental apartments and ~22,000 new rental homes (again assuming 50% of the new condominiums become secondary rentals). I view this as our peak supply year for this cycle.
There's a lot of talk about a "record" number of purpose-built rental apartments now under construction, and while it is true that the numbers are elevated compared to the latest 10-year average, it is not a long-term record compared to the 60s and 70s and, more importantly, it is not enough to offset our dwindling new condominium supply.
Even if purpose-built rental completions spiked to 8,000 or even 10,000 new homes next year, we are still going to see a drop in new rentals and new housing overall in the GTHA. 2026 is the turning point year where new supply turns south. And it's going to keep going south until probably 2029, which is when I believe we will see supply bottom out.
Nothing in this post should be construed as investment or development advice, but here's the way I'm thinking about it:
2025: ~37,000 new condominium/apartment homes (peak supply year resulting from the pandemic boom)
2026: ~25,000 new homes (supply begins its decline)
2027: ~18,000 new homes
2028: ~10,000 to 13,000 new homes
2029: ~8,000 to 10,000 new homes (supply bottom)
I have no idea what will happen with interest rates, immigration, investor sentiment, and the countless other factors that impact a housing market, but even if things started to turn around next year, it would be mostly impossible to avoid the housing supply bottom that I believe we have coming in 2029. Buildings take a long time to build.
Conclusion: I think that 2026 will prove to be an excellent year to buy assets (land, unsold inventory, IPP, and so on), and that 2028 onward will be an excellent time to be delivering new homes. By then, we should be dramatically undersupplying the market. It doesn't feel that way today, but eventually the bill from our frozen development market will come due.
Cover photo by Adam Vradenburg on Unsplash
Ben Thompson is an American technology analyst who writes a widely read newsletter called Stratechery. He also used to live in Taipei, where he lived continuously for 12 years.
But this past summer he moved back to Wisconsin, trading his urban life for a suburban one. And so his latest article starts with a more personal note, talking about what it's like to return to the US (though the larger point of the post is the intersection of robotaxis and suburbia).
I spent a summer in Taipei in my early 20's and grew to love the place after the first few weeks, and so I was expecting his re-acclimation to have been a bit more jarring. But it turns out, Ben is happy to be back and, in particular, he's happy to be back living in the suburbs.
His post even goes on to question whether the mobility transformations we are seeing today might be about to cement some kind of "end to urbanism":
What is worth considering, however, is if the last wave of urbanism, which started in the 1990s and peaked in the 2010s, might be the last, at least in the United States (Asia and its massive metropolises are another story). The potential physical transformation in transportation and delivery I am talking about is simply completing the story that started with entertainment and television in the first wave of suburbia, and then information and interactivity via the Internet, particularly since COVID. There are real benefits to being in person, just like there are to living in the city, but the relative delta to working remote or living in the suburbs has decreased dramatically; meanwhile, offices and urban living can never match the advantages inherent to working from a big home with a big yard.
Whether or not this is good thing is a separate discussion; I will say it has been good for me, and it’s poised to get even better.
I grew up in the suburbs of Toronto. I initially made the mistake of going to university in Waterloo, but I immediately started to envy my friends who were living downtown and going to the University of Toronto. So I course-corrected and transferred.
When it came time to go to grad school, I had learned my lesson: a proper urban center was a non-negotiable item. So I moved to Philadelphia and absolutely fell in love with the city's walkability, historic scale, and nightlife. It also didn't hurt that I could take a Chinatown bus to Manhattan for $10.
In fact, when I temporarily returned to the suburbs of Toronto after school — before once again moving into the city — I vividly remember missing Philly. I missed its urbanity. I missed walking everywhere. It was either that, or I just missed the good old "special" at Bob and Barbara's on South Street.
Since moving back to Toronto after school, I have yet to live beyond the confines of High Park, St. Clair Avenue, and the Don River. Maybe one day I will, or maybe I won't. The oldest parts of our city have always felt the most like home to me.
Sure, I also have a deep love for the mountains, but when I daydream about places where I could really live, my mind always goes to big cities like Paris, Tokyo, and Rio de Janeiro (city and mountains!).
I'm not here to impose my views (just write about them). We all have our lifestyle preferences. And I can appreciate that, for many, like Ben, the suburbs offer a compelling value proposition. His view is also supported by history: new technologies do often have a decentralizing effect on cities.
Cover photo by TangChi Lee on Unsplash
Good news: If you would like to open a small-scale retail business in Toronto — and you have a property that is residentially zoned on a major street (in one of the approved areas), or you have a corner property on a designated “community street,” or you have a property that abuts a non-residential use such as a park or public school — you may now be allowed to do it, with some restrictions. (Consult your local planner for exact details.)
This, as we talked about recently, is meaningful progress for Toronto. But as is always the case, it was not easy. Toward the end, local community groups even started using AI slop in an attempt to terrify the public into thinking that this would be a harbinger of littering hoodlums loitering in all of our neighborhoods.
Thankfully, this city has people like Dan Seljak, Blair Scorgie, and many others — including, of course, the EHON team at the City — who have been instrumental in getting something passed, even if it had to change a little along the way. City building ain’t easy. They should all be proud of what they've accomplished. I look forward to seeing what kind of local entrepreneurship this unlocks. Go Toronto.