Buying a new home is one of life’s biggest decisions, particularly in the ever-changing Greater Toronto Area housing market. As a residential housing analyst and host of the Toronto Under Construction podcast, I have crunched the numbers forward and backward, and filled in the gaps in the data by engaging some of the region’s most prominent developers, lenders and brokers. I recently hosted three of Toronto’s most prominent architects in an insightful discussion about what the future holds for the GTA new condominium market. On Episode 86 of the Toronto Under Construction podcast, I spoke with Clifford Korman of Kirkor Architects, Richard Witt of Quadrangle Architects, and Gabriel Fain of Gabriel Fain Architects about their visions for the city’s future.

Remove barriers to build

Architects often lead the conversation about city-building, and this trio is no exception. Fain passionately argues that Toronto must “remove barriers to build, build and build more housing.” His proposal for a bold, vertically-integrated community at Victoria Park and Danforth, featuring 578 rental units, a Montessori school and a public park, underscores his belief in dense, urban, transit-oriented development. However, he highlighted significant hurdles, including outdated zoning laws, political resistance to height and density, and building codes that lag behind Toronto’s ambitions.

In light of changing market dynamics, Korman shared valuable insights into how developers are adapting to softening condo demand. According to Clifford, developers holding excess density are exploring new ways to integrate community-centric features, such as schools, daycares, community centres and seniors’ housing. This shift reflects a broader change from maximizing short-term profit to creating neighbourhoods that sustainably meet residents’ long-term needs.

Polycentric City

Witt expanded the conversation by addressing the emerging concept of the “Polycentric City,” which describes communities functioning as interconnected hubs of workplaces, retail spaces and housing. While he acknowledges the compelling potential of these “skyscraper villages,” he cautions prospective buyers that creating vibrant, sustainable communities requires more than building towers – it involves strategic planning, integrated transit infrastructure, and community engagement over decades.

Clifford’s optimism about transforming traditionally car-dependent areas, such as the Golden Mile into thriving, pedestrian-friendly communities highlights a broader trend towards rethinking urban connectivity and mobility.

A notable market trend discussed was the shift from condos to purpose-built rental housing, driven by evolving consumer demand and lower pre-construction investor interest. Developers are increasingly pivoting towards rental developments that offer more two- and three-bedroom units, improved amenities and long-term durability. Witt emphasized that this trend not only supports better architectural practices, but also creates stable, enduring assets. Rental buildings must attract and retain tenants over time, leading to enhanced livability and more thoughtful design.

Sustainability also emerged as a key topic during our conversation. Architects increasingly face the challenge of balancing environmental efficiency with comfort and usability. Witt addressed a critical concern about reducing features such as balconies and extensive glazing to improve energy efficiency. His insights remind prospective homebuyers that achieving sustainability should not compromise residents’ quality of life or their connection to outdoor spaces.

Fain introduced an intriguing perspective about material choices, specifically advocating for masonry over glass, referencing renowned architect Robert A.M. Stern. According to Fain, masonry offers a timeless, warm and textured aesthetic that enhances Toronto’s streetscapes, standing in stark contrast to the often impersonal nature of glass towers. Embracing richer materials can give Toronto’s condos lasting appeal and an enduring sense of place.

Unique architectural features

For prospective homebuyers navigating the GTA market, while the condo boom may be over, there will be more rental apartments built, but we’ll likely see more small-scale buildings with unique architectural features. Future highrise condo developments must prioritize sustainable designs, community-oriented planning and adaptable living spaces to thrive. The decisions made by architects today will shape Toronto’s residential landscape, directly influencing where and how we choose to live tomorrow.

If you’re an investor or an end-user concerned about resale value and you’re considering buying a new condominium, you would be wise to take these talking points into consideration. What is the exterior design of the building? How are the floorplans laid out? What amenities are included in the building, and are they built for the future or meant to look glitzy in a sales brochure? Is the neighbourhood walkable and community focused? Is the local community changing for the better?

No more fear of missing out

With the fear of missing out no longer driving the market and the frenzied buying environment behind us, prospective buyers such as yourself now have the opportunity to slow down, compare options thoughtfully, conduct thorough research and choose a home that fits both your current budget and your long-term financial goals.

Surround yourself with an experienced team, do your own research, and buy what you can afford. Good luck.