Development Pipeline

The Development Pipeline is reported in a two-page summary, a bulletin and a regularly updated dashboard.

 

The Development Pipeline is an analytical dataset from Toronto City Planning that shows where and how development is taking shape across the city. It brings together Planning application and building permit data to analyze project-level development trends over a rolling five-year period. This approach ensures that each housing unit and square metre of non-residential space is counted only once, even when a project involves multiple approvals over time. The Development Pipeline focuses on larger developments that require Planning approvals under the Planning Act, such as changes to land use and zoning regulations, site design, land division, and condominium development. It does not include “as-of-right” development below the Site Plan Control threshold.

This information helps residents, businesses, and decision-makers understand where growth is happening, how it aligns with the City’s Official Plan, what types of development are proposed, and how projects progress from early applications through construction and occupancy. The Development Pipeline provides a reliable, citywide snapshot of growth patterns and future development potential in Toronto, offering insight into how development projects support the city’s long-range growth targets.

You can explore this information through the Development Activity 2025 summary, the Development Activity 2025 bulletin, a regularly updated interactive dashboard, and open data downloads.

The Development Pipeline Dashboard is an interactive tool to explore the Development Pipeline dataset. Users can learn more about development activity in select areas by using the geographic filters or by drawing custom areas on the map. The dashboard is updated more regularly than the published bulletin and may reflect more up-to-date information.

Toronto is growing with strong development prospects helping to bring more people and jobs into the City.

  • The Development Pipeline is an essential tool used by the City of Toronto that provides a comprehensive overview of all development projects – proposed, approved, under construction, and built – over the past five years.
  • The Development Pipeline demonstrates the diversity and geographic distribution of both residential and non-residential development in Toronto, providing opportunities to accommodate future employment and population growth across the city.
  • The 2025 Development Pipeline is the largest five-year pipeline recorded to date, with more than 791,000 residential units and approximately 8.9 million square metres of non-residential gross floor area proposed.
  • If all the residential units captured in the 2025 Development Pipeline were completed and occupied, enough housing would be provided to accommodate an estimated additional 1.36 million people.

     Key figures (between January 1, 2021 and December 31, 2025):

    • Proposed residential units: 791,045
    • Proposed purpose-built units: 151,122
    • Proportion of proposed of 2+ bedroom units: 38 per cent
    • Proportion of residential development in Growth Areas: 84 per cent
    • Potential population capacity of the Development Pipeline: 1.36 million people, if fully built and occupied
    • Proposed non-residential gross floor area: 8,904,296 square metres
    • Proportion of non-residential development in Growth Areas: 89 per cent

    Projects by Development Pipeline Stage in the City of Toronto as of Q4 2025

    A map of Toronto that shows the spatial distribution of projects in the Development Pipeline across the city. Coloured circular markers represent individual projects, overlaid on a street network, major corridors, and designated land-use areas. Marker colours indicate development pipeline stage: green for “Under Review,” light orange for “Approved,” yellow-orange for “Permit Application,” and dark orange for “Permit Issuance". Thick brown lines highlight corridors designated Avenues, while black outlined shapes identify the Centres and Downtown & Central Waterfront areas. Purple and light purple shaded areas indicate Core Employment Areas and General Employment Areas, respectively.
    Proposed Development Projects in the 2025 Q4 Development Pipeline by Development Pipeline Stage.

    The maps below show proposed units in development projects with activity between January 1, 2021 and December 31, 2025. While we strive to make all content fully accessible, some materials—particularly maps, drawings, and data visualizations—may be difficult to present in fully accessible formats. If you require alternative formats or need assistance understanding this content, please contact Hailey Toft, City Planning, cityplanning@toronto.ca, 416-392-8343.

    City of Toronto Proposed Residential Development

    Residential development in the Pipeline continues to show growth, reaching a new record high in 2025. Almost half of all proposed residential units are in projects that are Under Review. The 2025 Development Pipeline includes over 791,000 proposed residential units, an increase of 7 per cent from 2024.

    Under Review

    A map of Toronto showing the distribution of proposed residential units using green circular symbols of varying sizes. Larger circles represent higher numbers of proposed units, with four size categories shown in the legend: 1–199, 200–999, 1,000–2,499, and 2,500 or more units. Circles are densely clustered in the downtown area, along the waterfront, and around major east–west and north–south corridors, with smaller projects dispersed across the city. Black outlined areas highlight specific focus locations within the city: Downtown and the Central Waterfront, the four Centres: Yonge Eglinton Centre, North York Centre, Etobicoke Centre and Scarborough Centre.
    Proposed Residential Units Under Review.

    Under Review projects are projects that have been submitted and deemed complete and have not yet been approved or refused by the City or are under appeal at the Ontario Land Tribunal.

    Approved

    A map of Toronto showing the distribution of approved residential units represented by light orange circular symbols of varying sizes. Larger circles indicate higher numbers of approved units, with four size categories shown in the legend: 1–199, 200–999, 1,000–2,499, and 2,500 or more units. Approved units are widely distributed across the city, with larger clusters concentrated downtown, and along major transit corridors. Black outlined areas highlight specific focus locations within the city: Downtown and the Central Waterfront, the four Centres: Yonge Eglinton Centre, North York Centre, Etobicoke Centre and Scarborough Centre.
    Proposed Residential Units Approved.

    Approved projects are projects with at least one Planning approval, including projects that have received all necessary Planning approvals but have not yet applied for Building Permits. Approval types include Council approval, Delegated approval (by City staff) and Ontario Land Tribunal (OLT) Decisions.

    Permit Application

    A map of Toronto showing the distribution of residential units at the permit application stage, represented by yellow-orange circular symbols of varying sizes. Circle sizes correspond to four unit ranges shown in the legend: 1–199, 200–999, 1,000–2,499, and 2,500 or more units. Permit application activity is more limited than other stages, with clustering mainly in the downtown area, and fewer, smaller circles scattered across midtown and elsewhere across the city. Black outlined areas highlight specific focus locations within the city: Downtown and the Central Waterfront, the four Centres: Yonge Eglinton Centre, North York Centre, Etobicoke Centre and Scarborough Centre.
    Proposed Residential Units with Permit Application.

    Projects at the Permit Application stage are those with at least one Planning approval that have applied for but have not yet been issued a Building Permit.

    Permit Issued

    A map of Toronto illustrating the distribution of residential units with permits issued, shown using dark orange circular symbols of varying sizes. Larger circles represent higher numbers of issued units, grouped into four size categories: 1–199, 200–999, 1,000–2,499, and 2,500 or more units. Issued permits are primarily clustered in the downtown , particularly near the waterfront, with smaller concentrations appearing along key corridors in the east and west ends and limited activity in outer areas. Black outlined areas highlight specific focus locations within the city: Downtown and the Central Waterfront, the four Centres: Yonge Eglinton Centre, North York Centre, Etobicoke Centre and Scarborough Centre.
    Proposed Residential Units with Permit Issued.

    Projects at the Permit Issued stage are those that have at least one Planning approval and have been issued Building Permits and may be under construction but are not yet built.

    The maps below show proposed non-residential GFA in development projects with activity between January 1, 2021 and December 31, 2025. While we strive to make all content fully accessible, some materials—particularly maps, drawings, and data visualizations—may be difficult to present in fully accessible formats. If you require alternative formats or need assistance understanding this content, please contact Hailey Toft, City Planning, cityplanning@toronto.ca, 416-392-8343.

    City of Toronto Proposed Non-Residential Development

    Non‑residential development plays a critical role in the long‑term economic health of the city by supporting employment, economic activity, and access to jobs alongside housing growth.

    The 2025 Development Pipeline includes over 8.9 million square metres of proposed non-residential space, a decrease of 15% from 2024.

    Under Review

    A map of Toronto illustrating non residential gross floor area under review, represented by green hexagonal symbols of varying sizes. Hexagon size corresponds to four GFA categories shown in the legend: 1–4,999 square metres, 5,000–49,999 square metres, 50,000–99,999 square metres, and 100,000 square metres or more. Projects under review are widely dispersed, with larger clusters in the downtown area, along major corridors, and within employment areas visible as purple background shading. Smaller sites appear throughout the city, including suburban areas. Black outlined areas highlight specific focus locations within the city: Downtown and the Central Waterfront, the four Centres: Yonge Eglinton Centre, North York Centre, Etobicoke Centre and Scarborough Centre.
    Proposed Non-Residential Gross Floor Area Under Review.

    Under Review projects are projects that have been submitted and deemed complte and have not yet been approved or refused by the City or are under appeal at the Ontario Land Tribunal.

    Approved

    A map of Toronto showing the distribution of approved non residential gross floor area using light orange hexagonal symbols of varying sizes. Larger hexagons represent greater amounts of approved floor space, grouped into four ranges in the legend: 1–4,999 square metres, 5,000–49,999 square metres, 50,000–99,999 square metres, and 100,000 square metres or more. Approved non residential space is distributed across the city, with notable concentrations in the downtown area, along major transportation corridors, and in several employment areas to the north and west, visible as purple background shading. Black outlined areas highlight specific focus locations within the city: Downtown and the Central Waterfront, the four Centres: Yonge Eglinton Centre, North York Centre, Etobicoke Centre and Scarborough Centre.
    Proposed Non-Residential Gross Floor Area Approved.

    Approved projects are projects with at least one Planning approval, including projects that have received all necessary Planning approvals but have not yet applied for Building Permits. Approval types include Council approval, Delegated approval (by City staff) and Ontario Land Tribunal (OLT) Decisions.

    Permit Application

    A map of Toronto showing non residential gross floor area at the permit application stage, represented by yellow-orange hexagonal symbols of varying sizes. Hexagon size corresponds to four floor area ranges shown in the legend: 1–4,999 square metres, 5,000–49,999 square metres, 50,000–99,999 square metres, and 100,000 square metres or more. Permit application activity is relatively dispersed, with smaller and mid sized projects spread across the city and a more concentrated cluster in the downtown core and along the waterfront. Purple shaded areas in the background represent employment areas. Black outlined areas highlight specific focus locations within the city: Downtown and the Central Waterfront, the four Centres: Yonge Eglinton Centre, North York Centre, Etobicoke Centre and Scarborough Centre.
    Proposed Non-Residential Gross Floor Area with Permit Application.

    Projects at the Permit Application stage are those with at least one Planning approval that have applied for but have not yet been issued a Building Permit.

    Permit Issued

    A map of Toronto illustrating non residential gross floor area with permits issued, displayed using dark orange hexagonal symbols scaled by size to indicate total floor area. The legend groups projects into four categories: 1–4,999 square metres, 5,000–49,999 square metres, 50,000–99,999 square metres, and 100,000 square metres or more. Issued non residential space is concentrated primarily in the downtown area and several major employment areas, with additional mid and small scale projects distributed along key corridors across the city. Purple shaded areas in the background represent employment areas. Black outlined areas highlight specific focus locations within the city: Downtown and the Central Waterfront, the four Centres: Yonge Eglinton Centre, North York Centre, Etobicoke Centre and Scarborough Centre.
    Proposed Non-Residential Gross Floor Area with Permit Issued.

    Projects at the Permit Issued stage are those that have at least one Planning approval and have been issued Building Permits and may be under construction but are not yet built.

    Toronto’s Official Plan came into force in June 2006 and has subsequently undergone a number of thematic amendments over time. The Official Plan is the guide for development in the city over the coming decades. Its central geographic theme is to direct growth to appropriate areas given their access to transit and other community services and facilities.

    The locations recognized as being most appropriate for growth are those identified in the Official Plan’s Urban Structure Map as Avenues, Centres and the Downtown as well as other areas in the city designated as Mixed Use Areas and Employment Areas.

    Most development activity continues to occur in growth areas. Eighty-four per cent of new residential development is proposed in areas currently targeted for intensification by the City’s Official Plan. Eighty-nine per cent of new non-residential development is proposed in areas targeted for intensification by the City’s Official Plan, when including Employment Areas.

    A horizontal stacked bar chart compares the distribution of projects, non residential gross floor area, and residential units across different growth area types. In the projects bar, 19% are located in downtown and central waterfront (blue segment), 6% in centres (green segment), 34% along avenues (yellow segment), 11% in employment areas (purple segment), 8% in other mixed use areas (red segment), and 23% in all other areas (beige segment). The non residential gross floor area bar shows 28% in downtown and central waterfront (blue segment), 5% in centres (green segment), 18% along avenues (yellow segment), 33% in employment areas (purple segment), 6% in other mixed use areas (red segment), and 11% in all other areas (beige segment), with an annotation noting that 89% of non residential floor area is proposed in growth areas. The residential units bar shows 22% in downtown and central waterfront (blue segment), 11% in centres (green segment), 39% along avenues (yellow segment), 12% in other mixed use areas (red segment), and 16% in all other areas (beige segment), accompanied by a note stating that 84% of residential units are proposed in growth areas. A legend at the bottom identifies the growth area categories by color. Under the figure there is text that reads: "The vast majority of proposed development in the Development Pipeline is within the Growth Areas laid out in the Official Plan."
    Development activity by Official Plan Growth Area.*

     

    * While we strive to make all content fully accessible, some materials—particularly maps, drawings, and data visualizations—may be difficult to present in fully accessible formats. If you require alternative formats or need assistance understanding this content, please contact Hailey Toft, City Planning, cityplanning@toronto.ca, 416-392-8343.
    Date modified: June 10, 2026