Hamza Nouman
REALTOR® · Investment Property Specialist · Cityscape Real Estate Ltd.
Malton is the part of Mississauga most investors skip and most cash-flow investors end up buying.
It sits in the northeast corner, wrapped around Pearson, cut off from the rest of the city by the 427 and the airport lands. It has the lowest entry prices in Mississauga and the highest gross rent yields. It also has the slowest price growth in the city. Every one of those facts is the same fact viewed from a different angle.
The numbers
Malton's average price sits near $618,000 against a Mississauga-wide average of $1,014,120 — roughly 39% below the city. Gross rent yield runs around 5.1%, the strongest in Mississauga. Days on market average about 62, versus 29 citywide.
That last figure is the one people underweight. Homes in Malton take roughly twice as long to sell as the Mississauga average. On the way in, that is leverage — you can negotiate. On the way out, it is illiquidity.
What rents look like
| Bedrooms | Typical monthly rent |
|---|---|
| 1 bed | ~$1,950 |
| 2 bed | ~$2,500 |
| 3 bed | ~$3,050 |
| 4 bed | ~$3,650 |
| 5 bed | ~$4,250 |
Detached homes carry a premium of roughly $250 over these figures; condo apartments sit about $150 below.
The reason Malton yields work is straightforward arithmetic: rents are only modestly below the Mississauga average while purchase prices are dramatically below it. Tenants in Malton are paying for proximity to employment — the airport, the logistics and warehousing belt along Airport Road, and the industrial corridor. That employment base does not care that the neighbourhood appreciates slowly.
Who actually rents here
This matters more than the yield table. Malton's tenant base is heavily airport-adjacent: ground handling, cargo, hospitality, warehousing, trades, plus a large multi-generational immigrant community. It is also a genuine transit neighbourhood — Malton GO puts you into Union in roughly 35 minutes, and the bus network is dense by suburban standards.
Practically, that means:
- Demand is steady and non-seasonal. Airport employment does not follow the school calendar.
- Multi-generational households are common, which is why 4+ bedroom homes and second units rent well rather than sitting empty.
- Tenants tend to stay. Turnover costs are a real line item, and lower turnover is worth more than most spreadsheets credit.
The second-unit question
Malton's investment case leans heavily on two-unit properties: a main floor plus a basement apartment. A 4-bed main at ~$3,900 with a 3-bed legal basement at ~$2,000 is roughly $5,900/month against a purchase price in the $700Ks. That is what produces the cap rates that make experienced investors squint.
It is legitimate — if the suite is registered. An unregistered basement is not income you can finance against or insure properly, and the City can order it closed. I wrote a full breakdown of how to verify this in The 7-Bedroom Cash Flow Math, and it is the single highest-value twenty minutes of diligence you can do on a Malton purchase.
The honest downside
I would rather lose a deal than have you buy this blind:
Appreciation is slow. Malton's price growth trails the city. If your return model depends on the property being worth substantially more in five years, Malton is the wrong neighbourhood. This is an income play, and it should be underwritten as one.
Aircraft noise is real and permanent. Parts of Malton sit under approach paths. It is priced into the market already, but it also narrows your future buyer pool.
Liquidity is thinner. Sixty-two days on market average means exit takes planning. Do not buy here with a two-year horizon.
The housing stock is older. Much of it is 1960s–1980s. Budget for roofs, furnaces, windows, and electrical. A cap rate that ignores capital expenditure is a fiction.
Who Malton is right for
An investor who wants monthly income, has a long horizon, is comfortable managing a two-unit property, and is honest with themselves that they are buying cash flow rather than appreciation.
It is a poor fit for anyone who needs the property to be liquid, or whose returns depend on price growth.
What this means for investors
- Malton is the strongest yield in Mississauga at roughly 5.1%, at about 39% below the citywide average price.
- The yield depends materially on a legal second unit — verify registration before you underwrite the income.
- Budget for capital expenditure on 1960s–1980s stock; a cap rate without a capex line is not a real number.
- Plan a long hold. Sixty-two average days on market is fine going in and inconvenient going out.
See what's currently available and how each property scores on the listings page, compare Malton against other areas in the neighbourhood guides, or get new Malton deals emailed to you with deal alerts.
Based on June 2026 TRREB Market Watch data and MississaugaInvestor.ca's own neighbourhood dataset. Educational commentary from a licensed sales representative — not financial advice.
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