Is Toronto really ready for high-density living? Experts say buyer expectations may need to shift

• Toronto developers are building impressive mixed-use and transit-focused projects to address housing demands
• Notable developments include The Clove, Arcadia District, House of Assembly, and Reina
• But experts highlight a mismatch between high-rise towers and family preferences for low-rise homes
• Cultural resistance to condo living may be hampering the effectiveness of high-density housing solutions

Impressive developments: As Toronto’s housing crunch continues, developers are embracing the mixed-use, transit-focused model to meet growing housing demands.

• The Clove at the Cloverdale Mall site includes a 33-story tower and a nine-story mid-rise, offering over 600 condo units.
• Arcadia District, located in Etobicoke, is centered around a major transit hub that connects three municipal transit lines.
• House of Assembly is a master-planned community, which includes mixed-use office space managed by Hines.
• Reina is another notable development, focused on accommodating families, offering features that may set a new standard for future residential developments.

A shift in expectations: While these projects are designed to address housing shortages and improve transit connectivity, Toronto real estate agent Pete McDonald of North Group says there’s a bigger issue at play: the development hasn’t caught up to what the people actually want.

"We’re getting these huge towers that are fencing in smaller, low light, low rise buildings,” he said. "Shadow is a big issue here. You can't have a building that's too tall because it casts a shadow. Then it's just dark, cold, and windy - and nobody likes that." Developers need to rethink how these projects work in harmony with the surrounding community.

Defining home: McDonald points out the mismatch between soaring high-rise towers and the desires of families who still prefer low-rise homes. "The dream of a detached, three-bedroom home might be a thing of the past," he says. Society needs to start normalizing the idea that it’s okay to raise a family in a condo, as long as those condos offer the resources families need.

"Speaking with a lot of folks in the market, a lot of shoe boxes, and not a whole lot of community. It's creating a huge supply, but it might be a supply of things that people don't necessarily see themselves in," says Mario Armani, owner of Armani Realty. High-density, transit-focused developments are essential for tackling housing shortages, but cultural resistance to living in condos still holds back their full potential. So to truly transform urban living, both developers and the public likely need to adjust their approach to exactly what a “home” looks like in a modern city.