Peel Region
Mississauga Real Estate Investment Calculator
A large suburban market with significant condominium and townhouse inventory alongside established low-rise neighbourhoods.
Condo and townhouse investing dominates parts of the market, which makes condo fees, reserve fund health and rental rules central to the analysis.
Transit and employment corridors influence rental demand at the neighbourhood level, so comps should be drawn tightly rather than city-wide.
Purchases are subject to Ontario land transfer tax without a municipal layer, unlike the City of Toronto.
Mississauga market data
Municipal benchmarks, shown with their source and vintage. They are the starting assumptions a first pass should use — not property-level facts.
Small multifamily purchase price
- Duplex
- $980,000$490,000/unit
- Triplex
- $1,180,000$393,333/unit
- Fourplex
- $1,420,000$355,000/unit
- Blended price per unit
- $412,778
Source: PropertyEdge compiled small-multifamily benchmark range, 2025. Medium confidence — verify against active listings and recent sales for the specific property type and condition.
Typical achievable rent
- Bachelor
- $1,450/mo
- 1 bedroom
- $1,800/mo
- 2 bedroom
- $2,150/mo
- 3 bedroom
- $2,550/mo
- Benchmark vacancy
- 2.1%
Source: CMHC Rental Market Survey (latest published municipal averages), 2025. Medium confidence.
Property tax
0.83%
About 0.42% below the provincial reference rate of 1.25% — on a $980,000 purchase that's roughly $4,096 less tax a year than a provincially average municipality.
Estimated annual tax at $980,000: $8,154
Source: Municipal published final residential tax rate, 2025. Tax is levied on assessed value, not purchase price — underwrite from the actual tax bill.
Land transfer tax at $980,000
- Ontario LTT
- $16,075
- Municipal LTT
- None
- Total at closing
- $16,075
Only the provincial land transfer tax applies in Mississauga. First-time buyer rebates, where eligible, reduce the amount payable.
Calculated from the published Ontario Land Transfer Tax brackets. Confirm the final amount with your lawyer.
What changes your numbers here
Condo fees are an operating expense
They belong in NOI, and their trajectory matters. Review the reserve fund study before assuming today's fee is durable.
Neighbourhood-level comps only
Rental achievable rent varies widely between corridors; a city-wide average is not an underwriting input.
Check parking and locker economics
In condo investing, chargeable parking and storage can be a meaningful share of achievable income.
Legal units and secondary suites in Mississauga — what to verify
This is a diligence checklist, not legal advice. Municipal rules change, and site-specific zoning overrides the general case. Confirm each item with the municipality before you underwrite a unit's income.
- Second units are permitted in detached, semi-detached and townhouse forms subject to zoning standards
- Mississauga requires a Second Unit Licence — an unlicensed unit is not underwritable income
- Parking and separate-entrance standards commonly govern feasibility on smaller lots
- Confirm Region of Peel water/wastewater servicing requirements for added units
What a typical Mississauga deal looks like
A duplex at the Mississauga benchmark price, with one one-bedroom and one two-bedroom unit rented at the benchmark rents above. Every input is a benchmark, so treat the output as a first pass, not a valuation.
The math, line by line
- Purchase price: $980,000 (duplex benchmark)
- Gross rent: $1,800 + $2,150 per month = $47,400 a year
- Vacancy at 2.1%: −$995
- Property tax at 0.83%: −$8,154
- Insurance, utilities, repairs and management: −$11,088
- NOI: $27,163
- Cap rate: $27,163 ÷ $980,000 = 2.8%
- Financing: 20% down, 5.25% over 30 years → $4,329/mo = $51,951 a year
- DSCR: $27,163 ÷ $51,951 = 0.52×
- Annual cash flow: -$24,789
- Cash to close: $196,000 down + $19,575 land transfer tax and legal
How to read it
At benchmark rents the NOI does not cover debt service at all, so a purchase at this price in Mississauga needs more down payment, higher rents or a lower price to be financeable.
Change any one of price, rent, tax or rate and the verdict moves. That's the whole point of underwriting the specific property rather than the market.
Run these numbers on a real Mississauga property →Verify locally before you offer
- City of Mississauga tax rate and property assessment
- Condo fees, status certificate and reserve fund study
- Corridor-specific rental comps
- Zoning and permitted uses for any secondary suite
- Insurance quote for the specific unit or building
Submarkets investors watch
- Square One
- Port Credit
- Erin Mills
- Cooksville
- Streetsville
Frequently asked — Mississauga
What does a duplex cost in Mississauga?
Our Mississauga benchmark for duplex stock is $980,000, with triplexes around $1,180,000 and fourplexes around $1,420,000 — roughly $412,778 per unit. These are municipal benchmark ranges compiled from public sources, not a valuation of a specific property.
What rent can I expect in Mississauga?
Typical achievable rents are about $1,800 for a one-bedroom, $2,150 for a two-bedroom and $2,550 for a three-bedroom, based on CMHC Rental Market Survey averages carried forward with the Statistics Canada Ontario rent CPI. Verify against live comparable listings before underwriting.
What is the property tax rate in Mississauga?
Mississauga publishes a residential rate of about 0.83%, versus a provincial reference of roughly 1.25%. Always underwrite from the actual tax bill or assessment, since assessed value and rate both matter.
How much land transfer tax will I pay in Mississauga?
On a $980,000 purchase, Ontario land transfer tax is about $16,075. No municipal land transfer tax applies in Mississauga. First-time buyer rebates may reduce this.
Can I add a legal second unit in Mississauga?
Second units are permitted in detached, semi-detached and townhouse forms subject to zoning standards. Treat every unit's income as unusable until zoning, permits and Fire Code separation are confirmed with the municipality.
Run a real Mississauga underwriting file in minutes.
NOI, valuation, financing, risk register, stress tests and a maximum offer — with every assumption labelled sourced or estimated.
Other Ontario markets
PropertyEdge provides analysis and estimates for informational purposes only. It is not investment, tax, legal or appraisal advice, and no return or investment outcome is guaranteed. Estimates are modelled from the assumptions shown and must be verified against leases, inspections, tax bills and municipal records before you make an offer.