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
$2,306
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
↓ 6%
vs June 2025 · Zumper
1-bedroom median
↓ 4.8%
$2,000/mo · Door Insight May 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: $2,306/mo. Choosing Cooksville over City Centre saves $263/mo — $3,156 per year.
| Neighbourhood | All units avg | vs city avg | Est. 1BR | Est. 2BR | Value tier |
|---|
Property tax · 2026
What homeowners actually pay
Combined rate: City of Mississauga + Region of Peel + provincial education = 1.0339% of MPAC assessed value. 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. The correction is real but uneven — high-demand corridors near City Centre and Port Credit remain expensive, while suburban neighbourhoods have seen the steepest drops.
City-wide average rent by bedroom type
2021 – 2026 trend (asking rents, $/month)
Neighbourhood rent comparison · June 2026
Average monthly rent vs city average ($2,306)
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 Cooksville or Applewood, not City Centre
Cooksville averages $2,199/mo and Applewood $2,249/mo — both on MiWay routes and within 15 minutes of Square One. City Centre averages $2,462/mo. The difference is $263/mo or $3,156/year for similar unit types. Both neighbourhoods also sit near the Hazel McCallion LRT corridor.
Est. saving: $107–$263/mo vs City Centre rentsCheck if you're on an Enbridge gas marketer contract
The OEB-approved Enbridge Rate 1 supply rate dropped to 7.19¢/m³ effective April 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