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Markham Real Estate Investing, Built on the Numbers
Michael John Lau, REALTOR®, models every investment property before you make an offer: gross yield, net operating income, cap rate, cash flow, and principal paydown. Clear, conservative numbers first. Then the decision.
Investing With Michael at a Glance
Michael John Lau, REALTOR® with eXp Realty in Markham, helps new and experienced investors buy rental and appreciation properties across Markham and York Region. Every shortlisted property gets a written model of rent, expenses, net operating income, cap rate, and cash flow after the mortgage, plus a review of Ontario landlord rules before you buy.
- Strategies
- Buy and hold, rental income, pre-construction, value-add
- Every property
- Yield, NOI, cap rate, cash flow model
- Minimum down
- Generally 20% for rental properties
- 2026 rent guideline
- 2.1% for most pre-Nov 15, 2018 units
- Focus areas
- Markham, Unionville, York Region
- Landlord rules
- Ontario RTA review before closing
- Brokerage
- eXp Realty, Luxury Division
- Next step
- Book a consultation or (416) 700-0286
Why Investors Look at Markham
Markham is a fundamentals story, not a speculative one. These are the long-term demand drivers investors weigh.
Technology employers
Markham is home to many technology and professional employers, which supports steady demand from working tenants and buyers.
York University Markham
The Markham campus in Downtown Markham supports rental demand from students, staff and young professionals along Highway 7.
GO and VIVA
The Stouffville GO line and VIVA rapid transit along Highway 7 connect much of Markham to Toronto and York Region.
Markham Stouffville Hospital
A major hospital in Cornell anchors long-term demand from healthcare workers.
Population growth
Steady population growth and newcomers who often rent before buying support both rental and resale demand.
Planned transit investment
The planned Yonge North Subway Extension and ongoing Highway 7 development continue to shape long-term values.
Four Investment Strategies
Each strategy carries different risk, financing and time horizons. Michael models your returns on each before recommending a direction.
Buy and hold
Purchase, lease to a quality tenant, and hold for 7 to 15 years. Returns come from principal paydown and long-term appreciation. Key risk: it needs a long horizon and careful tenant management.
Rental income
Target stronger gross yields and manageable cash flow, often in freehold towns, semis, or homes with a legal second unit. Key risk: at current rates, gross yield is not cash flow. Model the net numbers.
Pre-construction
Buy during the developer sales phase and benefit from price movement during construction. Ontario's temporary enhanced HST rebate may apply to agreements signed April 1, 2026 to March 31, 2027. Key risk: delays, assignment limits, and resale conditions at completion.
Value-add
Buy a dated home in a strong area, renovate, then rent, refinance, or sell. A legal second suite can lift yield. Key risk: renovation overruns, so estimates come before any offer.
Where to Invest: Yield vs. Appreciation
Approximate ranges to compare areas at a glance. Every property is modelled on its own numbers.
| Area | Common property types | Approx. price range | Approx. gross yield | Typical focus |
|---|---|---|---|---|
| Cornell | Freehold town, condo | $619K to $1.2M | 4.5% to 5% | Yield, hold |
| Markham Village | Semi, bungalow | $700K to $1.2M | 4.5% to 5.5% | Yield, value-add |
| Downtown Markham | Condo apartment | $500K to $900K | 3.5% to 4.5% | Pre-construction, yield |
| Milliken Mills | Semi, condo town | $650K to $1.1M | 4.5% to 5.5% | Yield |
| Middlefield | Detached, semi | $750K to $1.1M | 4.5% to 5% | Yield, value-add |
| Greensborough | Detached, freehold town | $900K to $1.3M | 4% to 4.5% | Hold, yield |
| Wismer | Detached, semi | $1.1M to $1.5M | 3.5% to 4% | Appreciation |
| Berczy Village | Detached, semi | $1.1M to $1.6M | 3.5% to 4% | Appreciation |
| Unionville | Detached, luxury condo | $1.4M to $3M+ | 2.5% to 3.5% | Appreciation |
| Angus Glen / Cachet | Luxury detached | $1.8M to $5M+ | 2% to 3% | Appreciation |
Approximate gross ranges for comparison only, not a quote for any property. Net yields are typically lower after expenses.
Run Your Numbers: Rental Cash Flow
Move the sliders to test a property. The calculator uses a real amortizing mortgage, so you see true cash flow and the equity you build.
Assumes 20% down, 25-year amortization, semi-annual compounding, and a 3% vacancy allowance.
Illustrative only. Not financial or tax advice. Rents, rates, taxes and fees vary by property.
The Metrics That Actually Matter
Gross yield
Annual rent divided by price. Useful for filtering, not for decisions.
Net operating income
Rent after vacancy and operating costs such as tax, insurance, fees and maintenance. Excludes the mortgage.
Cap rate
NOI divided by price: the return on an all-cash purchase. Low cap rates reflect expected appreciation.
Cash flow
NOI minus mortgage payments. What you actually feel each month, and the number to plan around.
Ontario Landlord Rules to Know First
Ontario's Residential Tenancies Act is tenant-protective. Michael reviews the rules for your specific property before you buy.
2026 guideline: 2.1%
Applies to most units first occupied on or before November 15, 2018. Increases need 90 days' written notice and can happen once every 12 months.
Exempt from the guideline
Units first occupied after November 15, 2018 are not capped by the guideline, but notice and timing rules still apply.
24 hours' written notice
Non-emergency entry requires written notice and must be between 8 a.m. and 8 p.m.
Standard lease form
Most residential tenancies must use Ontario's standard lease. Terms that conflict with the RTA are not enforceable.
Landlord and Tenant Board
Evictions require legal grounds and an LTB process that can take months. Plan for it before buying a tenanted property.
Deposits and leases transfer
Existing leases bind the buyer, and last month's rent deposits are credited at closing. Review every lease first.
From Strategy to Keys
-
1
Strategy and financing
Set your goals, timeline and budget, and confirm investor financing before you search.
-
2
Area and shortlist
Match your strategy to the right Markham areas and build a shortlist.
-
3
Model and offer
Each property is modelled. Offers include protective conditions and, for tenanted homes, a full lease review.
-
4
Close and set up
Michael stays available after closing for rent pricing, tenant onboarding, and portfolio questions.
Investor Guides
Go deeper on the questions Markham investors ask most.
“Most agents tell you a property is a good investment. The job is to show you the numbers, and to tell you when they don't work.”
Michael John Lau, REALTOR®
Investor Questions Answered
Markham has long-term demand drivers that investors look for: major technology employers, the York University Markham campus, Markham Stouffville Hospital, GO and VIVA transit, and steady population growth. Returns depend on the property, the price paid, and your holding period, so every property should be modelled before you make an offer.
Gross yields vary by area and property type. As a rough guide, many yield-focused areas such as Cornell, Markham Village, Milliken Mills and Middlefield sit around 4% to 5.5% gross, while premium areas such as Unionville and Angus Glen are often 2% to 3.5%. Net yields are usually lower once taxes, insurance, maintenance and vacancy are included.
Non-owner-occupied rental properties generally require at least 20% down, because mortgage default insurance does not apply. On a $900,000 property, that is at least $180,000. Confirm qualification with an investor-experienced mortgage professional before you search.
The 2026 guideline is 2.1%. It applies to most units first occupied for residential purposes on or before November 15, 2018. Units first occupied after that date are exempt from the guideline, but the 90-day written notice and once-every-12-months rules still apply.
Ontario's temporary enhanced rebate applies to qualifying new homes where the agreement is signed between April 1, 2026 and March 31, 2027, with up to $130,000 in combined relief for eligible buyers and a separate rental property rebate for new long-term rentals. Eligibility and construction-timing rules apply, so confirm with your lawyer before signing.
Residential cap rates in Markham are often in the low single digits, roughly 2% in luxury areas to around 4% to 4.5% in yield-focused areas, because investors also expect long-term appreciation. Compare every property on the same basis, with realistic expenses.
Yes. Rental income is added to your income and taxed at your marginal rate, and many operating costs and mortgage interest are deductible. Tax rules can be complex, so always confirm your situation with a qualified tax professional.
Book an Investment Consultation
Tell Michael your strategy and budget. He'll model the properties that fit and walk you through the numbers, with no pressure.
Call (416) 700-0286Email info@callmikelau.com
Michael will be in touch within 24 hours.
For urgent matters, call directly:
(416) 700-0286