Highlights

• Missing Middle is a broad term for gentle- to-medium-density housing types such as accessory suites, multiplexes, row homes, stacked townhouses and low-rise apartments. These housing types are often underrepresented in new supply.
• Missing Middle housing starts across Canada’s 6 major cities (Vancouver, Edmonton, Calgary, Toronto, Ottawa and Montréal) increased by an average of 5% per year between 2018 and 2023. This was followed by an exceptional 44% surge between 2023 and 2024.
• Edmonton and Calgary lead the way in Missing Middle housing starts, supported by a lower regulatory burden, abundant land availability and favourable policy environments. Meanwhile, Toronto and Vancouver lag where denser forms of housing have historically been more feasible.
• The prevalence, type and location of new Missing Middle housing construction projects vary widely across cities. Factors such as land costs, developer expertise and evolving local policies play a key role.

This report shares insights into the creation of “Missing Middle” housing options since 2018 in Canada’s 6 major cities: Vancouver, Edmonton, Calgary, Toronto, Ottawa and Montréal.

Missing Middle housing is important as it provides a layer of supply that can be delivered within existing neighbourhoods. It can often be faster to develop — especially when rezoning isn’t needed — and requires less capital investment than larger projects. It broadens housing choices for families who can’t afford single-detached homes and find high-rise apartments do not offer enough space for their needs.

Stakeholders, particularly policymakers at the municipal government level, working to encourage this kind of development, can benefit from understanding its prevalence in their communities. They can also gain insights into what built form it takes, its location and the reasons behind regional differences.

https://www.cmhc-schl.gc.ca/observer/2025/how-common-missing-middle-housing-development-canada