Water and Sewer Allocation: Why North Markham New Homes Arrive in Phases
Neeraj Moolchandani is a top real estate agent in Markham, Ontario. Published November 11, 2026 · By Neeraj Moolchandani, REALTOR®, Cofounder of the Kaizen Real Estate Team, eXp Realty, Brokerage
The short answer
A new subdivision cannot be built until it has confirmed water and sewer capacity. York Region runs the large pipes and treatment systems and assigns capacity to Markham, and the City then allocates it to specific developments. That is why North Markham communities such as Berczy Glen and Robinson Glen are released in phases. For buyers, it can mean shifting closing dates. For owners in nearby established areas, it means new supply arrives gradually.
If you have driven north of Major Mackenzie Drive lately, you have seen fields waiting for homes and sales offices with long timelines. The reason is not only planning approvals. It is pipes. Our Kaizen Real Estate Team is one of the teams Markham buyers and sellers trust to explain what is really shaping supply, so here is how servicing allocation works.
Thinking about buying new in North Markham? Ask Neeraj what to check in the builder agreement.
Call (647) 370 8885What North Markham's Future Urban Area Is
The City of Markham's Future Urban Area brochure describes lands north of Major Mackenzie Drive and east of Woodbine Avenue. Lands between Major Mackenzie and Elgin Mills are planned for new neighbourhoods, while most lands north of Elgin Mills are planned for employment. The plan is for about 38,000 people, 12,000 homes and 19,000 jobs.
| Community | Location | Planned scale |
|---|---|---|
| Berczy Glen | Major Mackenzie, Warden, Elgin Mills and Woodbine block | About 4,200 homes and 13,000 residents on about 250 hectares |
| Robinson Glen East | Elgin Mills to Major Mackenzie, west of McCowan | A 2025 application proposes about 7,000 homes on about 196 hectares |
Source: City of Markham, Berczy Glen Secondary Plan and Robinson Glen East notice of complete application, 2025
How Servicing Allocation Works
Think of it as three layers. York Region owns and runs the large water mains, trunk sewers and treatment systems that serve Markham, including the regional York Durham Sewage System. The Region assigns available capacity to its local cities. Markham then decides which developments receive that capacity and when.
The Berczy Glen Secondary Plan spells this out. It says sanitary capacity allocation for the area will be determined by the City in consultation with York Region, in line with the master environmental servicing plan and the phasing plan. It also requires a master environmental servicing plan to be accepted before any development is approved.
- No capacity, no building permits for a phase, even with approved plans.
- Builders often launch in stages as capacity is confirmed.
- Regional infrastructure projects and timelines affect when the next stage can move.
- Phasing plans require key water and sewer pieces to be in place as a condition of approval.
Own in Berczy, Cathedraltown or Angus Glen? Ask Neeraj what nearby new supply means for your home.
Call (647) 370 8885What It Means If You Are Buying New
Buying from a builder in a phased community is different from buying resale. Your closing date can move, and the agreement will spell out how. Read the closing date and delay sections carefully, and have a real estate lawyer review the agreement during the cooling off period. Our guides on new home vs resale and new construction closing costs cover the money side.
- Ask the sales office which phase you are buying in and whether servicing is confirmed.
- Read the firm and outside closing dates in the agreement.
- Plan your current home sale or lease with flexibility.
- Budget for closing adjustments, which can be larger than buyers expect.
What It Means If You Own Nearby
Phased release means new homes arrive gradually instead of all at once. For owners in established nearby communities, that can mean steady competition from new builds rather than a sudden wave of supply. It is not a promise of higher prices. Pricing still comes down to condition, lot, schools and the market on the day you list.
| Community | Q2 2026 sales | Average price | Average days on market |
|---|---|---|---|
| Berczy | 54 | $1,250,316 | 19 |
| Cathedraltown | 15 | $1,239,213 | 16 |
| Angus Glen | 24 | $1,470,599 | 26 |
| Victoria Square | 17 | $1,195,529 | 26 |
Source: TRREB Community Market Report, Markham, Q2 2026 (April to June). Averages mix home types and move with the mix of sales.
Want a clear comparison of new and resale options in North Markham?
Call (647) 370 8885See the neighbourhood pages for Berczy, Cathedraltown, Angus Glen and Victoria Square for more detail.
How to Follow What Is Coming
Markham posts development applications, public meeting notices and staff reports on its website. When a notice mentions servicing, phasing or a master environmental servicing plan, it tells you a lot about timing. Our post on how new developments and transit affect home values shows how to read these signals alongside transit and road projects.
Have questions about a specific North Markham project? Call Neeraj.
Call (647) 370 8885Questions Markham Clients Ask
What is servicing allocation?
It is the share of water and sewer capacity reserved for a specific development. Without it, a phase cannot receive building permits, even if its plans are approved.
Who decides servicing allocation in Markham?
York Region runs the large regional water and sewer systems and assigns capacity to Markham. The City then allocates that capacity to developments, as the Berczy Glen Secondary Plan describes.
Where is Berczy Glen?
Berczy Glen is in the block bounded by Major Mackenzie Drive, Warden Avenue, Elgin Mills Road and Woodbine Avenue. It is planned for about 4,200 homes and 13,000 residents.
Can my new home closing date be delayed by servicing?
Closing dates on new homes can move for several reasons, and the builder agreement sets out how. Have a lawyer review the closing and delay sections before your cooling off period ends.
Does slower new supply raise prices nearby?
It can support demand for established homes, but it is not a promise. Prices still depend on condition, lot, schools and market conditions when you sell.
Keep Reading
Helpful Pages
Plan Your North Markham Move Around Real Timelines
Whether you are buying new or selling nearby, Neeraj will help you plan with clear facts and honest expectations.
Sources: City of Markham, North Markham Future Urban Area brochure; City of Markham, Berczy Glen Secondary Plan (July 2024 consolidation); City of Markham, Robinson Glen East notice of complete application; TRREB Community Market Report, Markham, Q2 2026.
Neeraj Moolchandani, REALTOR®, Kaizen Real Estate Team, eXp Realty, Brokerage, 9763 Markham Rd, Markham, ON L6E 1A4. (647) 370 8885 · info@kaizenrealestate.ca. Published November 11, 2026. General information only, not legal, tax, financial or engineering advice. Rules and programs change, so confirm details with the official source and your own professionals before you act. Not intended to solicit properties currently under contract.
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