Rentals

The advertised rent is not the real rent.

Two-thirds of GTA rental buildings now offer incentives, and almost half offer two months free. That changes what you actually pay — and what you actually earn. These are the only rental tools in the GTA that show you the real number.

5.4%
GTHA vacancy rate, Q1 2026 — highest since early 2021 (CMHC)
$2,525
Average effective rent after incentives — a four-year low
66%
Of rental projects offering incentives, up from 32% two years ago
47%
Now offering two full months free (Urbanation, Q1 2026)

Find a rental — sorted by what you actually pay

Two units at the same rent are not the same price. One covers heat, water and parking; the other covers nothing. Every listing here shows what the rent actually includes, straight from the MLS® record — and nothing here guesses at your hydro bill.
Budget, bedrooms and the city are searched against the live feed. The filters below narrow what came back.
Sort by

Where these rentals are

Search for rentals and they will appear here.

Live MLS® lease inventory. Asking rent and what it includes come directly from the connected feed, from the listing brokerage’s own entry. A listing that states nothing is shown as stating nothing — it is not assumed to include or exclude anything. Confirm every inclusion in the lease before you sign.

True Rent Calculator

A unit at $3,000 with two months free costs less this year than one at $2,600 with nothing — but next year’s increase is calculated on the $3,000. Compare two listings honestly, and see the renewal before you sign.
Better value this year
—

Newcomer Rental Passport

Renting in Canada with no local credit history is the hardest part of arriving. Here is exactly what landlords ask for, what they are allowed to ask for, and how to spot the scams that target new arrivals.

Renting Now, Buying Later

Renting is not wasted money if it is a plan. See when your savings reach a down payment, and what the monthly difference looks like on the day you switch.
You reach your down payment in
—

Vacancy Math — hold the price or drop it?

The most expensive mistake in this market is pricing at last year’s number and waiting. A realistic turnover already costs $5,000–$10,000 including four to six weeks empty, cleaning, paint and a locator fee. Every extra week of vacancy has to be earned back.
Holding out is worth it only if
—

Incentive Designer

Landlords across the GTA prefer incentives to price cuts for one reason: at renewal, the increase is calculated on the base rent, not the discounted rate. Same cost to you this year — very different position next year.
A unit first occupied after 15 November 2018 is generally exempt from Ontario’s rent increase guideline. Confirm your unit’s status — it changes this strategy completely.
Four ways to reach the same effective rent

Lease-End Engineering

A lease that ends in January costs you money every single cycle — winter listings sit longer and attract weaker demand. Choose the end date deliberately once, and every future turnover lands in the busy season.
Recommended lease length
—
I'm looking for a place to rent I have a property to rent out
Market figures are from CMHC and Urbanation reporting for early 2026 and change over time. These calculators are estimates for planning, not legal, tax or financial advice. Ontario tenancy rules are set by the Residential Tenancies Act — check current rules at the Landlord and Tenant Board.
THE REAL NUMBER

Questions renters and landlords ask

What is effective rent, and why is it lower than the advertised rent?

Effective rent is what you actually pay per month once an incentive is spread across the whole lease. A unit advertised at $3,000 with two months free on a twelve-month term costs $30,000 over the year, which is $2,500 a month. The advertised figure and the real figure are different numbers, and only one of them is what leaves your account on average.

If I get two months free, is my rent permanently lower?

No, and this is the part that catches people. The incentive lowers the first term's average. When the lease renews, it usually renews against the face rent, not the effective one — so a renewal can feel like a large increase when the face rent has not moved at all. Work out both numbers before you sign.

I am new to Canada with no credit history. What do landlords usually ask for?

Most commonly: proof of income or an employment letter, identification, references, and sometimes a larger deposit or a guarantor. A foreign credit report, a bank statement showing savings, or a letter from a previous landlord abroad can all help fill the gap. The Newcomer Passport tool organises these into one package you can send with an application.

Where do Ontario's rules about rent and leases actually come from?

The Residential Tenancies Act, administered by the Landlord and Tenant Board. Anything to do with what a landlord or tenant is allowed to do — increases, notice, ending a tenancy — is decided there, not by a REALTOR and not by this site. The tools here work out what a number means; for what the rules permit, go to the Board or a paralegal who practises in this area.