Mississauga Affordability Index
The only cost-of-living tracker built exclusively for Mississauga residents — pulling 2026 data on rent, property taxes, Alectra electricity, Enbridge gas, and MiWay transit into one actionable dashboard.
2026 Affordability Score
Strained
⚠ Moderate pressure on all cost pillarsA score of 100 means fully affordable on Mississauga's median household income. 54 reflects meaningful stress across housing, utilities, and transit — though rent declines and lower gas costs offer partial relief this year.
Key cost indicators
What Mississauga residents pay in 2026
Average rent
$2,300
per month · all unit types
Property tax rate
1.087901%
of MPAC assessed value
Electricity (off-peak)
9.8¢
per kWh · Alectra TOU rate
Gas bill change
↓ $68
typical annual saving · 2026
MiWay monthly pass
$145
adult PRESTO · Jan 2026
Income required
$92K
to afford avg rent at 30% rule
Year-over-year changes
What moved in 2026
Average rent
↓ 2%
vs Aug 2025 · Zumper
1-bedroom median
↓ 7%
$2,000/mo · Door Insight Jul 2026
Property taxes
↑ 5.21%
City + Peel Region combined
Enbridge gas
↓ $68/yr
OEB-approved · Apr 2026
MiWay adult pass
↑ $4/mo
$141 → $145 · Jan 2026
Electricity (off-peak)
→ Flat
OEB RPP unchanged winter 25/26
Rent by neighbourhood
Where you live changes everything
City-wide average: $2,300/mo (14 September 2026). On all-unit averages, the gap between Port Credit and Churchill Meadows is $503/mo, or $6,036 per year. Like-for-like it is smaller: $99/mo for a 1-bedroom and $99/mo for a 2-bedroom.
| Neighbourhood | All units avg | vs city avg | 1BR median | 2BR median | Value tier |
|---|
Property tax · 2026
What homeowners actually pay
Combined rate: City of Mississauga + Region of Peel + provincial education = 1.087901% of MPAC assessed value (By-law 0061-2026). Note: MPAC assessed values are typically lower than current market prices.
2026 annual property tax by assessed value
The 2026 increase adds $53.91 per $100K of assessed value vs 2025. For the average Mississauga homeowner (assessed ~$700K), that's approximately $377 more this year. Source: City of Mississauga / Insauga.
Personal cost calculator
Your Mississauga monthly cost burden
Adjust the sliders to match your situation. The affordability ratio compares your essential costs to the 30% gross income threshold recommended by CMHC.
Calculating…
Rental market trends
Mississauga rent is falling — for now
After peaking in 2023, average asking rents in Mississauga have declined for two consecutive years — and in 2026 the correction has flipped which corridors are expensive. Waterfront and downtown neighbourhoods like Port Credit and City Centre now rent below the city average, and which neighbourhoods sit at the top changes between readings a few weeks apart.
City-wide average rent by bedroom type
2021 – 2026 trend (asking rents, $/month)
Neighbourhood rent comparison · September 2026
Median monthly rent vs city average ($2,300)
Monthly cost breakdown
Typical renter household spending on essentials
2026 savings guide
Six actions Mississauga residents can take today
These are Mississauga-specific opportunities — not generic personal finance advice. Each one is tied to a 2026 rate change, local program, or neighbourhood data point.
Switch to Alectra's Ultra-Low Overnight rate
The ULO rate is just 3.9¢/kWh overnight (11pm–7am weekdays, all day weekends). Run your dishwasher, laundry, and EV charging during these windows. The on-peak rate is 20.3¢ — five times higher. The ULO plan is available to all Alectra residential customers via MyAlectra.
Est. saving: $200–$600/yr for high-use householdsUse MiWay's PRESTO loyalty cap instead of a pass
After 11 paid rides in one week (Mon–Sun) using PRESTO ($3.50 × 11 = $38.50), all remaining rides that week are free. For commuters who don't ride every day, this beats the $145 monthly pass. Four full loyalty weeks = $154, but most people skip days — final cost is often lower.
Est. saving: $10–$45/mo depending on usage patternRent in Port Credit or Lakeview, not Churchill Meadows
Port Credit averages $2,032/mo and Lakeview $2,049/mo on the 14 September 2026 reading, both below the city average. Churchill Meadows averages $2,535/mo, well above city average. On all-unit averages that is a gap of $503/mo, but those averages mix unit sizes. Like-for-like, a Port Credit 1-bedroom median is $99/mo less than Churchill Meadows’s and a 2-bedroom is $99/mo less. Rent by corridor moves quickly, so check current listings before assuming last year’s reputation still holds.
Est. saving: $99–$99/mo on a comparable unitCheck if you're on an Enbridge gas marketer contract
The OEB-approved Enbridge Rate 1 supply rate is 9.11¢/m³ effective October 2026. Many residents signed third-party marketer contracts at higher locked rates before gas prices fell. If your bill shows a "Gas Supply" line from a company other than Enbridge, compare the effective rate — you may be overpaying.
Est. saving: $68–$136/yr by returning to Enbridge directApply for the MiWay Affordable Transit Program
Mississauga residents with income below the Low Income Measure qualify for 50% off MiWay adult monthly passes ($72.50/mo instead of $145). From April 2026, the ATP also covers 50% off PRESTO single fares. Apply through MiWay's website — the program is a Peel Region and City of Mississauga partnership.
Est. saving: $72.50/mo = $870/yr on transit costsFile an MPAC Request for Reconsideration
If your MPAC-assessed value appears high relative to comparable sales in your neighbourhood, file a Request for Reconsideration through AboutMyProperty. The current assessment phase began in 2016 and has been frozen — a successful appeal permanently reduces your annual tax bill. The formal appeal route goes to the Assessment Review Board.
Est. saving: $300–$1,200+/yr if assessment reduced