The Sherway Gardens Area: Etobicoke's Southern Growth Pole

The Sherway Gardens area is the piece of south Etobicoke wrapped around CF Sherway Gardens at 25 The West Mall, where the QEW meets Highway 427 and Toronto runs out of city and into Mississauga. It matters right now for one reason: the mall owner has spent years working through a plan to build thousands of homes on its own parking lots. If that plan gets built, this becomes one of the largest new residential districts in Etobicoke. If it does not, it stays a shopping centre with three condo towers beside it. Buyers should understand which of those they are betting on.

Trying to figure out where in Etobicoke you actually want to be? Our neighbourhood guides break the west end down block by block.

Where it is

The mall sits on the west side of The West Mall, north of the QEW, with Sherway Gardens Road looping around the south and east sides. The existing condo cluster is at 215 and 225 Sherway Gardens Road, immediately southwest of the mall. Sherway Drive runs west from there toward Etobicoke Creek and the Mississauga boundary.

1231. CF Sherway Gardens, 25 The West Mall
2. One Sherway, 215 and 225 Sherway Gardens Rd
3. Queensway Health Centre, 150 Sherway Dr© OpenStreetMap contributors © CARTO

Map tiles by CARTO, data © OpenStreetMap contributors. Locations geocoded from street addresses, August 2026.

Why a mall becomes a growth pole

A regional shopping centre is, in land economics terms, an enormous amount of very well located land being used at very low intensity. Most of the site is surface and structured parking. That parking has an opportunity cost, which is simply the value of the best thing you could be doing with it instead. When land is cheap, parking wins. When land is expensive and you can put housing on it, parking stops winning.

Photo: Unsplash

There is a second force at work, and planners call it agglomeration. Put more people beside the shops, and the shops get more customers without spending a dollar on marketing. The mall owner captures value twice: once on the land it sells or leases for housing, and again on the retail sales those new residents generate. That is why mall redevelopment has become the dominant form of large scale intensification across the GTA, and why Sherway and Cloverdale up at 250 The East Mall are both in play.

What is actually proposed

Cadillac Fairview, working with DiamondCorp, has been advancing a master plan to intensify the lands around the mall. The scale that has been reported publicly:

Compiled from publicly reported project descriptions, August 2026. Numbers on large master plans change as applications move through the City. Treat these as the current shape of the proposal, not a guarantee.

Two thousand three hundred homes is not a rounding error. For comparison, that is more units than the entire Liberty Lakeview Towers complex in Liberty Village, and it would arrive in a part of Etobicoke that currently has three condo towers.

If this corner of Etobicoke is on your list, read these next:

• Neighbourhood Spotlight: Etobicoke West Mall
• Neighbourhood Spotlight: Islington-City Centre West
• 13 Towers at Kipling and The Queensway: What Is Actually Proposed at 1255 The Queensway

What is already there

One Sherway, at 215 and 225 Sherway Gardens Road, is the existing condo stock. Built by Menkes and Great Gulf and completed in the early 2010s, the towers run to roughly 29 and 33 storeys with a few hundred units each, and carry the amenity set you would expect from that vintage: pool, gym, concierge, party room, guest suites.

Beyond that, the area is retail, offices, the Queensway Health Centre on Sherway Drive, and highway. The QEW and 427 interchange is the reason this location works commercially and the reason it is a harder sell as a walkable neighbourhood today. Rapid transit is the missing piece. There is no subway or LRT station here. Buses connect to Kipling Station and across the Mississauga line, and that is the current reality.

What the numbers say

Set the plan aside and look at the market a buyer is actually walking into. TRREB reported for July 2026:

Source: TRREB Market Watch, July 2026 data released August 6, 2026.

Roughly two active listings for every new one that month, and 37 days to sell in the west end. That is a buyer market by any reasonable reading, and it is the backdrop against which anyone is deciding whether to buy near a mall that may or may not become a neighbourhood.

The counterpoint

Approvals are not shovels. A master plan that has been working its way through the system since 2019 tells you the owner is serious about the land, not that towers are going up next spring. Development timelines respond to financing and to whether new units can be presold, and with the GTA condo benchmark down over seven per cent year over year, presale conditions are the tightest they have been in a decade. The first phase of a large plan is the hardest phase to fund, and plenty of approved GTA projects are sitting quietly.

The second issue is transport. Growth poles work best where transit already runs, because that is what lets density trade car dependence for something else. Here the density would arrive first and the transit question would follow. That is a real risk to how this area feels to live in for the first decade.

The counterweight is basis, which is just the price you got in at. Buying into an area before the amenity arrives is how people capture the upside of intensification, and it is also how people end up owning a condo beside a construction site for eight years. Both outcomes happen. Which one you get depends on the price you paid and how long you can wait.

What would change this read

A confirmed first phase with a sales launch and a shovel date would move this from a plan to a project, and would justify paying more for proximity. Serious movement on rapid transit toward this corner would do the same. On the other side, another year of falling condo benchmarks and thin presales would push the whole thing further out, and would make patience the better strategy. Watch the presale launches, not the renderings.

If you are looking at One Sherway or thinking about a preconstruction unit near the mall, the question is not whether the plan is exciting. It is what you pay today against what comparable Etobicoke condos are selling for, and how long your money can sit. Book a call and we will run the comparables and tell you what we would offer. If we think you should wait, we will say so.

Dave Dubbin
Etobicoke Real Estate Expert
Dave Dubbin & Associates
Real Estate Broker for Etobicoke and Toronto Sotheby's International Realty, Canada