Mississauga, Ontario
The largest landholding in Canada's seventh-biggest city belongs to the federal government: Transport Canada owns 1,779 hectares of Toronto Pearson inside Mississauga's boundary — six per cent of the city — and leases it to the airport authority until at least 2056, a fact published in an open federal dataset. Almost nothing else about Mississauga ownership is open: the second-largest holding, Orlando Corporation's 46 million square feet of business parks, is known only because the company says so, and Ontario charges $37.10 a parcel to read the register, publishes no assessment roll and no sale prices.
8 buildings · 7 with an owner established · 14 sources · 2 tier B · 6 tier A · prepared 2026-10-03
Can you find out who owns it?
Ontario's land registry is the official record of who owns what, and it is public but not open. ServiceOntario's own page states the registry "contains the official records of property ownership and other legal interests such as mortgages, transfers and leases" and "covers more than 7.4 million parcels of land in the province", that "Ontario's land registry services are only available online", and that on OnLand "You can do a self-search for a fee". The fee bulletin effective 2 November 2026 prices a copy of a parcel register — the document that names the registered owner — at $37.10 per PIN; there is no bulk extract at any price, and Teraview, the professional front end, is restricted to licensed users. Assessed values sit with MPAC behind three login-only products and the 2026 tax year is still based on 1 January 2016 values, and Ontario publishes no price-paid dataset, so a Mississauga sale price is reachable only on the individual registered transfer at the same per-parcel fee. The one exception in this city is federal: the Directory of Federal Real Property is an open, Open-Government-Licensed dataset that names the custodian department of every federal property, which is how Mississauga's single largest landowner can be stated and counted at all.
Is ownership public?Public, but one paid search at a time
Cost of one title search$37.10 for a copy of a parcel register incl. first page ($9.70 statutory + $24.25 ELRSA + $3.15 HST), effective 2 November 2026; $13.15 per adjacent parcel register search per PIN (Teraview only)
Bulk ownership dataNone published
Sale pricesAggregates only — no individual sales
1
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| Toronto Pearson International Airport — the Mississauga lands 6301 Silver Dart Dr, Mississauga 1,779.04 hectares (4,396 acres) of the airport property inside Mississauga, plus 39.84 ha in Toronto |
Institutional | Government of Canada (Transport Canada) The Directory of Federal Real Property records "Toronto Pearson International Airport (MISC)", 6301 Silver Dart Dr., as Transport Canada, interest type "Crown Owned", use "Transportation Air", with parcel 01 of 1,779.0396 ha in Mississauga and parcel 02 of 39.8377 ha in Toronto. The airport authority is the tenant, not the owner: the GTAA's own MD&A says it "manages and operates" the airport "under a ground lease with the Government of Canada, dated December 2, 1996" with "an initial term of 60 years expiring in 2056, with one renewal term of 20 years at the option of the GTAA". Ground rent reached $212.5 million in 2023, and the GTAA pays payments-in-lieu of tax to Mississauga and Toronto. |
Government | —B |
| Square One Shopping Centre 100 City Centre Dr, Mississauga 330 stores and 100 places to eat; $1,396 sales per sq ft in 2025 |
Retail | Oxford Properties Group Square One's own site is published by Oxford: the footer reads "Copyright © 2026 Oxford Properties — All Rights Reserved", the opt-in text names "Oxford Properties Group, 900-100 Adelaide Street West, Toronto" as data controller, and the page describes "Ontario's largest shopping centre with 330 stores & 100 places to eat in the heart of Mississauga". Oxford's own news item, served inside its portfolio page, has an Oxford executive calling it one of "our GTA shopping centres" and reports "increased sales per square foot in 2025 of 8.6 per cent ($1,396 per sq. ft.)". Oxford's about page states it is "backed by OMERS". No floor area and no price are published for the mall. |
Pension fund | —B |
| Square One District (including Block 8 — Dialogue and Condos at Square One District) Square One District, Mississauga 18 million sq ft master plan; Block 8 delivered 428 rental suites and 573 condominium suites |
Mixed use | Oxford Properties Group in partnership with AIMCo (and, for Block 8, Daniels Corporation) Oxford's own property listing, served inside its portfolio page: "Square One District is an 18 million SF master planned mixed-use community that will allow this Greater Toronto Area neighbourhood to grow in lockstep with the needs of the city of Mississauga and its residents." A second Oxford item describes "Square One, Block 8, Mississauga, Ontario – A two-tower development consisting of 428 purpose-built rental suites (Dialogue at Square One District) and 573 condo suites ... built in partnership with AIMCo and Daniels Corporation ... Completed in early 2025". The split of ownership between Oxford and AIMCo is not stated and is not claimed. |
Pension fund | —A |
| Heartland Business Community Mississauga (Mavis Road / Highway 401 / Britannia Road area) 1,250 acres carrying over 25 million sq ft, serving over 300 businesses |
Industrial | Orlando Corporation Orlando's own business-parks page: "Orlando Corporation's Heartland Business Community is one of the most prestigious business parks in the Greater Toronto Area and one of the largest undertakings of its kind in Canada. The 1,250-acre development includes over 25 million square feet of office, industrial, and retail space servicing over 300 businesses." The page records four more Mississauga parks it owns: Airport Park (600 acres), Airport Park West (400), Airport Park North (200), Millcreek (220). Its Introduction page calls the firm "Canada's largest privately-owned industrial real estate developer and landlord" with "over 46 million square feet". Owner's figures; page last updated 2019. |
Family / private | —A |
| Erin Mills Town Centre 5100 Erin Mills Pkwy, Mississauga 900,000 sq ft shopping centre on 80+ acres |
Retail | RGF Real Estate Fund largest share in a consortium of several developers; the other members are not named HBNG Holborn Group, which runs the RGF funds, published on 14 February 2023: "The $272 Million purchase of the Erin Mills Town Centre in Mississauga, Ontario was officially closed on January 31, 2023. The consortium consists of several of Canada's leading developers with the RGF Real Estate Fund holding the largest share. This site is comprised of a 900,000 sq. ft shopping centre on 80+ acres within proximity of Highways 403 and 407." The only dated, document-stated price for a major Mississauga asset in this research. The mall's own site would not resolve at either domain, so the individual consortium members are not claimed. |
Private equity | CAD $272,000,000 2023-01-31 Closing date stated by a consortium member; the vendor is not named on the page. A |
| M City (the land and the development) Burnhamthorpe Rd W at Confederation Pkwy, Mississauga |
Residential | Rogers Real Estate Development Limited The development's own developer page states it outright: "Rogers Real Estate Development Limited is the owner and developer of M City. The company is part of an affiliated group of companies, which together represent the Rogers family private holding companies. The Rogers family private holding companies are the majority and controlling shareholders of Rogers Communications Inc." The page gives the land's history: Ted Rogers bought 43 hectares of Mississauga farmland in the 1960s for CHFI's transmitters, kept the site when they moved in the early 1990s, and had it re-zoned in 2002. Urban Capital was engaged to manage the development, not to own it. |
Family / private | —A |
| Gateway Postal Facility 4567 Dixie Rd, Mississauga L4W 1S2 106,293 m² (1.14M sq ft) on 29.07 hectares |
Industrial | Canada Post Corporation The Directory of Federal Real Property records this as Canada Post Corporation, interest type "Crown Owned", primary use "Commercial Retail", one building of 106,293 m² on 29.07 ha. It is the largest single federal building in Mississauga by floor area and the second-largest federal landholding in the city after the airport. Canada Post is flagged in the dataset as a Crown corporation custodian. Four further Canada Post properties in Mississauga are Crown-owned and ten are leased. |
Government | —A |
| 2 Robert Speck Parkway 2 Robert Speck Pkwy, Mississauga 5,587 m² occupied by the federal government |
Office | Not established a paid title search would answer it A representative blank for downtown Mississauga's office core. The Directory of Federal Real Property records Public Services and Procurement Canada holding 5,587 m² here under interest type "Lease or Licence" — the federal dataset proves the Crown is a tenant and says nothing about the landlord. Fourteen of the forty-four federal properties in Mississauga are PSPC leases of this kind, including 20,212 m² at 5800 Hurontario Street and 8,120 m² at 6900 Airport Road. For each the registered owner is a $37.10 parcel register away and nowhere else; no free document opened here names the owner of any private Mississauga office building. |
Not established | —A |
2
The core land
The most valuable ground in the city, and what the public record says about it.
Mississauga has no published assessment roll, no sale prices and no open parcel-ownership dataset, so the only countable ownership here is federal — and that turns out to be the biggest holding in the city. The Directory of Federal Real Property, an Open Government Licence dataset that names the custodian of every federal property, was parsed parcel by parcel for this record and attributed to municipalities by the dataset's own Municipality and Metro Area fields. Against the city's land area from the 2021 Census, Transport Canada's airport parcel alone is six per cent of Mississauga. Everything after that is an owner's own claim.
Largest landowner in MississaugaTransport Canada — 1,779.04 ha (6.08% of the city)
Directory of Federal Real Property, dataset dated 21–22 November 2025 and downloaded 3 October 2026: Toronto Pearson International Airport (MISC), Crown Owned, parcel 01, 1,779.0396 ha in Mississauga. Statistics Canada table 98-10-0002 (2021 Census) gives Mississauga a land area of 292.74 km², so the airport parcel is 6.08 per cent of the city.
All federal real property in Mississauga44 properties, 1,824.9 ha, 201,768 m² of floor space
Same DFRP parse: of the 44, only 9 are Crown Owned (1,823.3 ha and 117,105 m²); 35 are leases or licences. Custodians: Transport Canada 1,779.8 ha, Canada Post 30.9 ha, Fisheries and Oceans 11.7 ha, National Research Council 0.9 ha. The federal government owns a sixteenth of Mississauga's land and rents most of the office space it uses in it.
Largest private landholderOrlando Corporation — "over 46 million square feet" and "more than 3,000 acres" of GTA business parks
Orlando Corporation's own Introduction and Portfolio Map pages, read 3 October 2026: "Canada's largest privately-owned industrial real estate developer and landlord", which "owns, leases, and manages over 46 million square feet of industrial, office, and retail property" and "owns and manages properties that total more than 3,000 acres" in the Greater Toronto Area. More than half of the named parks are inside Mississauga. Unaudited owner's claim; the pages state they were last updated 14 January 2019.
Only document-stated price for a major Mississauga asset$272M for Erin Mills Town Centre, closed 31 January 2023
HBNG Holborn Group, 14 February 2023: 900,000 sq ft of shopping centre on 80+ acres, bought by a consortium in which the RGF Real Estate Fund holds the largest share. Ontario publishes no price-paid file, so there is no second Mississauga transaction price in this record.
Highest assessed parcel / core assessed totalnot published
MPAC's Assessment Cycle page, read 3 October 2026: "Property assessments for the 2026 property tax year will continue to be based on fully phased-in January 1, 2016 current values." Values are reachable only through AboutMyProperty, propertyline or Municipal Connect, all login-only; aboutmyproperty.ca redirects a script to a Radware CAPTCHA. No Mississauga parcel value exists in open form at any tier. Ontario's own system reinforces the gap at the top: Toronto Pearson is exempt from property tax under the Assessment Act and pays payments-in-lieu instead, so the city's largest property carries no assessment in the ordinary sense at all.
Provincial housing target and progress120,000 homes by 2031; 12,099 since 2022; 3,496 in 2024 against a 10,000 target (34.96%)
Ontario's housing supply progress, January–December 2024, data.ontario.ca, Open Government Licence – Ontario, downloaded 3 October 2026. Status: "Not met". Global News reported in 2026, from a provincial briefing note obtained under freedom-of-information law, that Mississauga reached 24 per cent of its 2025 target and has received no money from the Building Faster Fund since the programme launched.
5
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
Mississauga is built out by the large private Ontario homebuilders rather than by local firms, and the only public league table for them is a regulator's. The Home Construction Regulatory Authority's Ontario Builder Directory publishes each licensee's "Total Possessions" — the number of freehold and condominium homes actually occupied by a buyer — and the figures below are read from its JSON API. Two warnings, the same as everywhere in Ontario. The counts are cumulative and province-wide, not annual Mississauga starts, and Ontario builders incorporate a company per project, so the umbrella account is the only usable level (Mattamy's umbrella aggregates dozens of named single-purpose companies). And the directory cannot see purpose-built rental, which is not warranty-enrolled — so Oxford's 428-suite Dialogue tower at Square One District does not appear in it at all. For volume, the province's own open data is the better series: Mississauga logged 3,496 units of housing progress in 2024 against a 10,000 annual target, the worst shortfall of the five Ontario cities in this batch, and 12,099 in total since 2022 against a 2031 target of 120,000.
| Name | Type | Total possessions (cumulative, Ontario) |
|---|---|---|
| Mattamy Homes HCRA umbrella 3337, 66 Wellington Street West, Toronto: 27,077 freehold + 8,811 condominium, 14 chargeable conciliations and $382,892 in total claims. By far the largest licensed homebuilder in Ontario and a major presence across Peel. Its Mississauga-area single-purpose companies sit under this umbrella; the directory gives no municipal split. |
Family / private | 35,888A |
| Tridel HCRA umbrella 796, 4800 Dufferin Street: 0 freehold + 12,101 condominium, zero chargeable conciliations. Entirely condominium — the highrise counterpart to Mattamy's subdivisions, and active in Mississauga's city centre. |
Family / private | 12,101A |
| Great Gulf Homes HCRA umbrella 1487, 351 King Street East: 5,145 freehold + 4,017 condominium, 1 chargeable conciliation. |
Family / private | 9,162A |
| Daniels HCRA umbrella 8560, 130 Queens Quay East: 46 freehold + 7,881 condominium, zero chargeable conciliations and no claims. Oxford's own account names "Daniels Corporation" as its partner, with AIMCo, on Block 8 at Square One District. |
Private company | 7,927A |
| Fernbrook Homes HCRA umbrella 1478, 2220 Highway 7 West: 3,137 freehold + 4,020 condominium, 31 chargeable conciliations and $202,612 in claims — the highest conciliation count of any builder in this record. |
Family / private | 7,157A |
| Greenpark Homes HCRA umbrella 1489, 8700 Dufferin Street: 2,511 freehold + 3,000 condominium, 1 chargeable conciliation and $84,577 in claims. No licence in this umbrella was in "Licensed" status at the time of the query. |
Family / private | 5,511A |
| Pinnacle International HCRA umbrella 12306396, 911 Homer Street, Vancouver: 0 freehold + 3,490 condominium, 2 chargeable conciliations. A Vancouver-headquartered condominium developer; Pinnacle Uptown is in Mississauga. |
Private company | 3,490A |
| Amacon HCRA umbrella 12300231, 856 Homer Street, Vancouver: 0 freehold + 2,636 condominium, 12 chargeable conciliations and $51,538 in claims. |
Private company | 2,636A |
| Solmar Holdings HCRA umbrella 3302, 122 Romina Drive: 658 freehold + 1,305 condominium, 2 chargeable conciliations. |
Family / private | 1,963A |
| Edenshaw HCRA umbrella 12551550, 129 Lakeshore Road East, Mississauga: 0 freehold + 866 condominium, zero chargeable conciliations. One of the few sizeable builders in this set with a Mississauga head-office address. |
Private company | 866A |
| City of Mississauga — all builders Ontario's housing supply progress, January–December 2024: Mississauga recorded 3,496 units of housing progress against a 2024 target of 10,000 (34.96%, status "Not met"), and 12,099 since 2022 against a ten-year target of 120,000. The province's definition of progress includes housing starts, additional residential units, long-term-care beds, licensed congregate retirement suites and postsecondary student beds. |
Government | 3,496 in 2024A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Mississauga's commercial landlord class is unusually legible for Ontario, because its two biggest holders both publish. Orlando Corporation, a private family company, states its own scale on its own website; Oxford Properties is the real estate arm of a public-sector pension plan and publishes sales productivity for the mall at the centre of the city. After those two the record thins fast: the retail that is not Oxford's is held by a consortium that names only its largest member, the industrial that is not Orlando's cannot be attributed from any open source, and no REIT filing opened in this research itemised a Mississauga asset.
| Name | Type | Floor area / assets |
|---|---|---|
| Orlando Corporation Own site, 3 October 2026: "Canada's largest privately-owned industrial real estate developer and landlord". Its named Mississauga parks total roughly 2,720 acres on their own stated figures — Heartland 1,250, Airport Park 600, Airport Park West 400, Airport Park North 200, Millcreek 220, 407/Mississauga Rd. 50 — carrying over 36 million square feet between them and serving more than 550 named tenants and businesses. Unaudited owner's claims; the pages state they were last updated 14 January 2019. |
Family / private | over 46M sq ft owned, leased and managed; more than 3,000 acres of GTA business parksA |
| Oxford Properties Group Oxford's own about page, read 3 October 2026, gives 143M sq ft, 660+ assets globally, $89.5B AUM, 1,300+ employees and 20 committed projects, and states "We're backed by OMERS, one of the largest defined benefit pension plans in Canada" serving 665,000 Ontario public-sector workers with $151.6B in net assets. Square One's own site carries Oxford's copyright. No Mississauga floor area is published by Oxford. |
Pension fund | 143M sq ft and 660+ assets globally, $89.5B AUM; Square One plus an 18M sq ft Mississauga master planA |
| RGF Real Estate Fund HBNG Holborn Group, February 2023: the $272M purchase of Erin Mills Town Centre closed 31 January 2023, "the consortium consists of several of Canada's leading developers with the RGF Real Estate Fund holding the largest share". The share is not quantified and the other members are not named. The buyers state the surrounding land "will be developed into a mixed-use residential community". |
Private equity | 900,000 sq ft on 80+ acres (Erin Mills Town Centre)A |
| Canada Post Corporation Directory of Federal Real Property: four Crown-owned Canada Post properties in Mississauga including the 106,293 m² Gateway Postal Facility at 4567 Dixie Rd on 29.07 ha, plus ten leases including a 6,596 m² warehouse at 425 Courtney Park Drive West. The largest single commercial building in the city whose owner can be established from an open dataset is a post office. |
Government | 110,880 m² Crown-owned on 30.9 ha, plus 10 leased sitesA |
| Greater Toronto Airports Authority Not an owner. The GTAA's own MD&A: a corporation without share capital under the Canada Not-for-profit Corporations Act and a designated airport authority, operating under a ground lease from the Government of Canada dated 2 December 1996, 60 years to 2056 with a 20-year renewal option. It is listed here because it is the largest commercial landlord in Mississauga by floor area and owns none of it; its wholly owned subsidiaries Malton Gateway Inc. and Airway Centre Inc. do own commercial property, which the MD&A says "do not form part of the premises leased to the GTAA by the Government of Canada under the Ground Lease". |
Institution | leasehold over 1,779 ha; $212.5M of ground rent paid in 2023A |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- The registered owner of any private office building in Mississauga, including 2 Robert Speck Parkway, 5800 Hurontario Street, 6900 Airport Road and 1980 Matheson Boulevard East — all four confirmed as federal leases in the Directory of Federal Real Property, none with an owner statable from any free source. The parcel register costs $37.10 per PIN.
- The named members of the Erin Mills Town Centre consortium other than the RGF Real Estate Fund, and the size of RGF's share. The vendor is also not named on the page that states the price.
- The split of ownership between Oxford Properties and AIMCo at Square One and Square One District. Oxford calls Square One one of "our GTA shopping centres" and names AIMCo as a partner on Block 8, but no page opened states a percentage interest in either the mall or the master plan.
- Square One's gross leasable area. Oxford publishes store counts and sales per square foot but no floor area for the centre, and Ontario's assessment roll is closed.
- Any assessed value for any Mississauga parcel, and therefore any 'highest assessed parcel'. MPAC publishes no roll and its per-property lookup is CAPTCHA-gated.
- Any per-sale price with an address anywhere in Ontario. Consideration appears on the registered transfer instrument only, per parcel, at the fees in s2 — which is why this record carries exactly one Mississauga transaction price.
- The City of Mississauga's own total taxable assessment and its city-owned property inventory. Every budget and assessment path tried on mississauga.ca returned the site's 404 template, and data.mississauga.ca serves a JavaScript shell with no enumerable datasets.
- Orlando Corporation's figures as of 2026. The company's own pages state 46M sq ft and 3,000+ acres but carry a footer reading "updated January 14, 2019", and Orlando is private and files nothing.
- Whether any REIT holds a material Mississauga asset. No REIT filing opened in this research itemised a Mississauga property.
- The owner of Dixie Outlet Mall, Sheridan Centre and the Mississauga Executive Centre towers — three obvious candidates for this list for which no opened source named an owner.
- Whether any sitting member of Mississauga City Council holds property relevant to a council decision. No conflict-of-interest registry was reachable on mississauga.ca, nothing was established, and nothing is claimed.
§
Sources
- Land Registry — "the official records of property ownership", 7.4 million parcels, self-search for a fee — ServiceOntario · openA
- Bulletin No. 2026-04 — Land Services Fee Changes effective November 2, 2026 (Schedules I–III) — Ministry of Public and Business Service Delivery and Procurement, ServiceOntario, Land Registry Services Branch · openA
- Directory of Federal Real Property — full XML dataset (custodian, interest type, land area, floor area and building count per parcel) — Treasury Board of Canada Secretariat, Office of the Comptroller General · openA
- Management's Discussion and Analysis — the Ground Lease, its term, ground rent and payments-in-lieu — Greater Toronto Airports Authority · openA
- Population and dwelling counts: census subdivisions — land area in square kilometres, 2021 — Statistics Canada, table 98-10-0002-01 · openA
- The Assessment Cycle — 2026 taxes still based on 1 January 2016 values — Municipal Property Assessment Corporation (MPAC) · openA
- Square One Shopping Centre — Oxford copyright and data-controller statement; and Oxford's own portfolio listing and 2025 GTA retail sales news item served inside its portfolio page — Oxford Properties Group · openA
- About us / Oxford at a glance — 143M sq ft, 660+ assets, $89.5B AUM, "backed by OMERS" — Oxford Properties Group · openA
- Business Parks, Introduction and Portfolio Map — Heartland, Airport Park, Millcreek; 46M sq ft; 3,000+ acres — Orlando Corporation · openA
- Purchase: Erin Mills Town Centre — $272M, closed 31 January 2023, RGF Real Estate Fund the largest share — HBNG Holborn Group · openA
- Developer — "Rogers Real Estate Development Limited is the owner and developer of M City" — M City / Rogers Real Estate Development Limited · openA
- Ontario Builder Directory — builder and umbrella summaries (/api/builders, /api/buildersummary, /api/umbrellaSummary) — Home Construction Regulatory Authority (HCRA) · openA
- Ontario's housing supply: January – December 2024 (ten-year target, annual target, progress, status by municipality) — Ministry of Municipal Affairs and Housing, Ontario Data Catalogue · openA
- Ontario hit 58% of 2025 housing goal, even after adding long-term care, student beds (provincial briefing note obtained under FOI) — Global News · openA