448 Burnhamthorpe Rd W — M2 & M City Condos Mississauga Guide (2026)
Complete buyer, tenant, and investor guide to 448 Burnhamthorpe Road West (M2 Condos at M City) and neighboring M1 & M3 towers near Square One in Downtown Mississauga.
Located at 448 Burnhamthorpe Road West at the corner of Burnhamthorpe Rd W and Confederation Parkway in Downtown Mississauga (City Centre), M2 Condos is the second flagship high-rise tower within the landmark 15-acre, 8-tower M City master-planned community developed by Rogers Real Estate Development Limited and Urban Capital (designed by CORE Architects with interiors by Cecconi Simone).
Whether you are searching for live MLS® condos for sale or rent at 448 Burnhamthorpe Rd W (M2), neighboring 398 Burnhamthorpe Rd W (M1), or the record-breaking 81-storey M3 Condos at M City, this 2026 building guide breaks down prices, maintenance fees, amenities, and investment fundamentals.
1. Building Overview: 448 Burnhamthorpe Rd W (M2 Condos at M City)
Rising 61 storeys above Downtown Mississauga with striking undulating zig-zag glass balconies, 448 Burnhamthorpe Rd W delivers luxury smart-building technology and immediate walkability to Square One Shopping Centre:
- Address: 448 Burnhamthorpe Road West, Mississauga, ON L5B 0H1 (Peel Standard Condominium Corporation / PSCC).
- Developers: Rogers Real Estate Development Limited & Urban Capital Property Group.
- Suite Mix: Efficient studio, 1-bedroom, 1-bedroom + den, 2-bedroom, 2-bedroom + den, and 3-bedroom corner suites, plus podium townhomes along Burnhamthorpe Rd W and Mary Fix Park.
- Smart Home & Connectivity: Equipped with Rogers Smart Community Rogers Ignite high-speed fiber internet, smart thermostat controls, digital keyless suite entry, and license-plate recognition underground parking.
2. Maintenance Fees, Utilities & What Buyers/Tenants Must Check
When comparing a purchase or lease at 448 Burnhamthorpe Rd W (M2) against older towers along Webb Drive or Kaneff Crescent, pay close attention to utility metering:
- Monthly Condo Maintenance Fees: Cover 24-hour executive concierge security, common element maintenance, building insurance, Reserve Fund contributions, and typically bulk high-speed Rogers fiber internet.Read our Mississauga Condo Maintenance Fees Guide for full comparisons.
- Sub-Metered Utilities: Like most modern City Centre towers built after 2020, suites at 448 Burnhamthorpe Rd W have individually sub-metered hydro, water, and thermal heating/cooling. Tenants and buyers should budget approximately $110–$175/month for utilities depending on suite size.
- Parking & EV Charging: Not all studio or 1-bedroom floor plans include an underground parking spot. Always verify parking and storage locker inclusion on the MLS® listing sheet before submitting an offer on OREA Form 101 (Purchase) or OREA Form 400 (Lease).
3. World-Class Amenities & Walkability Score
Residents at 448 Burnhamthorpe Rd W enjoy resort-grade indoor and outdoor amenities alongside 2 acres of new public parkland (M Park and the Mary Fix Creek Trail):
- Building Amenities: Outdoor saltwater pool with sundeck and cabanas, state-of-the-art fitness centre, yoga/spin studio, rooftop skating rink (in M1/M2 podium design), chef's dining room, coworking lounges, kids' play zone, and 24/7 concierge parcel management.
- Transit & Commuting: A short walk to Square One Shopping Centre, Celebration Square, Sheridan College (Hazel McCallion Campus), the City Centre Transit Terminal, and the Hazel McCallion (Hurontario) LRT. Explore our Hurontario Condos & LRT Guide and Absolute World vs. M City Comparison.
4. Buying, Selling or Leasing at 448 Burnhamthorpe Rd W
- For Condo Buyers: Ensure your Ontario real estate lawyer reviews the building's Status Certificate and Reserve Fund. First-time buyers can combine the FHSA and up to a $4,000 Ontario Land Transfer Tax rebate—see our Step-by-Step Guide to Buying a Condo in Mississauga.
- For Tenants & Landlords: M2 Condos commands top-tier rental demand from corporate professionals and Sheridan College students. Review current lease rates in our Square One Condo Rental Guide and Mississauga Condo & House Rental Lease Guide.
- For Current Owners Looking to Sell: Request a building-specific Comparative Market Analysis (CMA) or use our Mississauga Seller Valuation Tool and read our Mississauga Home & Condo Seller Guide.
5. Book a Private Showing at 448 Burnhamthorpe Rd W Today
Work directly with Fernando Borges Mora, REALTOR® with eXp Realty (full service in English and Español) to tour available suites at M1, M2 (448 Burnhamthorpe Rd W), and M3 Condos: