Markham’s real estate market is in the midst of a transformative shift, driven by high-density developments designed to meet the city’s growing housing needs. Projects such as Markville Mall, Hilton Hotel, and Markham Town Square are poised to bring thousands of new residential units and modern amenities, offering significant opportunities for investors and homeowners. However, this rapid urban growth also presents challenges, including increased traffic, competition in the housing market, and pressure on community resources.

These developments illustrate Markham’s evolution into a hub for urban living. Markville Mall will feature over 4,300 residential units across 12 towers, paired with retail spaces. The Hilton Hotel site will include seven mixed-use towers, combining residential, office, and retail spaces with public parks. Meanwhile, Markham Town Square is set to add five high-rise towers and over 1,600 residential units in Unionville. Together, these projects aim to redefine the city’s skyline while balancing the growing demand for housing with urban convenience.

 

Traffic and Infrastructure Challenges
Highway 7, already a heavily congested artery with eight traffic lights, faces mounting pressure as new developments take shape. The additional residential units from projects like Markville Mall, Hilton Hotel, and Markham Town Square will double the strain on this vital corridor, leading to prolonged delays and further congestion.

This rapid growth also intensifies concerns about school capacities. Unionville High School, which currently serves approximately 1,800 students, is projected to reach its limit and become a capped school by the 2025–2026 academic year due to a lack of available space.

The existing Unionville area already comprises 45 buildings and approximately 9,800 residential units. Adding thousands more units along Highway 7 necessitates urgent upgrades to roads, transit systems, and community amenities to meet increased demand.

The congestion and infrastructure strain do not account for additional proposed developments, such as the 3400 Highway 7 project near Rodick Road and the Highmount Project near Birchmount Road. These projects, along with others in the pipeline, highlight the pressing need for a comprehensive urban planning strategy to ensure Markham’s growth remains sustainable while maintaining residents' quality of life.

Community Feedback and Municipal Challenges
 Markham’s leadership faces an uphill battle in balancing provincial housing mandates with local concerns. Mayor Frank Scarpitti has expressed frustration with the Ontario Land Tribunal (OLT), which often sides with developers. Despite the city’s efforts to negotiate for reduced building heights, more park spaces, and affordable housing, many residents remain dissatisfied.

For example, the Unionville Residents Association highlighted unresolved concerns over traffic, school capacity, and green space during negotiations for the Hilton Hotel site redevelopment.

Opportunities and Market Considerations for Buyers and Sellers

The high-density developments in Markham offer exciting opportunities for both buyers and sellers, but they also come with important market challenges that must be considered.

• For Buyers:
   These developments provide the chance to invest in modern, transit-oriented communities. Proximity to rapid transit lines and future infrastructure upgrades can boost property values over time. However, buyers should carefully evaluate potential downsides such as increased traffic, school overcrowding, and the strain on community resources. The affordability crisis is another key consideration—Markham’s housing market is becoming increasingly expensive, and buyers need to weigh their financial capacity against the long-term benefits of these developments.

For owners of townhomes and detached homes, these properties are likely to appreciate in value over time as the community evolves and the demand for non-condo housing increases. The limited supply of low-density housing in a rapidly densifying area can make these properties even more desirable in the future. For condo owners, however, the influx of new units introduces more competition in the market. Unless affordability issues are addressed and more entry-level buyers can enter the market, condo sellers may face challenges in achieving their desired price points. Tailored marketing strategies that emphasize unique features, amenities, and location advantages will be crucial to stand out in a competitive condo market.

Affordability Challenges in a Rapidly Changing Market
 Despite the demand created by these large-scale projects, developers may face difficulties in selling all their units due to affordability constraints. While Canada’s immigration policy has historically supported strong housing demand, recent reductions in immigration targets could influence market dynamics. Without adequate job growth and wage increases, sustaining the rapid pace of development may prove challenging.

Looking Ahead: Growth and Real Estate Prospects
 As the city updates its plans for Markville Mall and Markham Town Square, the real estate market will likely experience shifts in property values and demand. With Markham preparing for the next 15 to 30 years of growth, both homebuyers and sellers must adapt to the evolving urban landscape.

Conclusion
 Markham’s rapid development is reshaping its identity, creating both opportunities and challenges for the real estate market. Staying informed and working with a knowledgeable local realtor can help you navigate these changes and make sound decisions in this dynamic market.