Single-family and freehold home construction across Markham was largely deferred for two to four years as interest rates climbed and builder confidence contracted. In 2026, that supply is coming to market, and Unionville's two flagship new construction communities are among the most consequential releases in all of York Region. Union Glen is a master-planned community of 2,305 homes by seven award-winning GTA builders, positioned directly across from Angus Glen Golf Club. Cornell Rouge is the final phase of Markham's longest-running residential master plan, offering the last opportunity to buy new construction inside an established, completed neighbourhood beside Rouge National Urban Park. Both communities carry genuine merit. Both carry pre-construction risk. This guide gives buyers the unvarnished picture of each, so the decision is made on data, not marketing.
Union Glen: Unionville's Most Anticipated New Community
The Seven Builders Behind Union Glen
A multi-builder structure is both Union Glen's greatest strength and its most important due diligence requirement. Each builder brings distinct floor plan design, elevation character, fit-and-finish standard, and customer service history. Buying from Builder A at Union Glen is not the same experience as buying from Builder B — even on adjacent lots.
Greenpark Group
March 2026 Release
One of the first builders to release pricing at Union Glen in March 2026. Greenpark offers the Fern, Crown, Maple, and Glen series, covering3-storey rear-lane towns through traditional designs from 1,500 to 3,000 sq ft. Known for consistent build quality and an extensive upgrade studio program. Greenpark's Union Glen release included both Classic and Laneway townhome configurations.
Fieldgate Homes
March 2026 Release
Co-released with Greenpark in the first Union Glen wave. Fieldgate is one of York Region's most experienced freehold builders with a long track record in Markham and Stouffville. Fieldgate's Union Glen offering spans freehold towns and singles. The builder is well regarded for consistent delivery timelines and standard specification levels that reduce upgrade dependency.
Madison Group
Also Builder at Cornell Rouge
Madison is one of the GTA's most prominent low-rise community builders—simultaneously the lead developer on Cornell Rouge and a participating builder at Union Glen. Madison's design sensibility leans toward generous lot coverage and liveable floor plan proportions. Buyers comparing Union Glen and Cornell Rouge should be aware that Madison product will be available at both communities — allowing side-by-side assessment of the two locations with identical builder risk.
Arista Homes
GTA Freehold Specialist
Arista has built a strong reputation across York Region for freehold towns and detached homes with solid standard specifications. Known for practical floor plan layouts optimised for family living rather than showroom appeal. Arista's standard inclusions tend to be more comprehensive than the GTA average, reducing the "options shock" that characterises some builder experiences.
DECO Homes
Design-Forward Builder
DECO Homes brings a stronger design differentiation focus than some of the larger volume builders at Union Glen. Buyers drawn to distinctive architectural elevations and higher-end standard finishes should evaluate DECO's Union Glen product carefully. DECO's pricing may carry a modest premium within the Union Glen community consistent with its positioning.
OPUS Homes
Premium Finishes
OPUS Homes is positioned as Union Glen's premium builder tier — homes on the Founders' Walk block directly bordering Berczy Park. OPUS product at Union Glen will command higher price points in exchange for lot positioning, standard specification quality, and architectural distinction. Buyers with budgets that reach the upper end of the Union Glen range should prioritise a OPUS consultation before selecting a builder.
State Building Group / Forest Hill Homes
Also Builder at Cornell Rouge
State Building Group and Forest Hill Homes have a long Markham history — they were lead builders on Cornell Rouge's earlier phases and bring that community-building experience to Union Glen. The same builder at two communities gives comparative buyers a useful benchmark. Their Union Glen product spans towns and detached homes with an emphasis on multigenerational living layouts.
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Neeraj Moolchandani & Michael John Lau, Kaizen Real Estate: "At Union Glen, your builder choice matters as much as your lot choice. Seven builders means seven different standard specifications, seven different upgrade pricing schedules, seven different customer care processes, and seven different closing experience reputations. Before you sign with any builder at Union Glen, I review their specific purchase agreement terms, closing adjustment provisions, and development levy cap language. The community is excellent. Every builder in it is not equally excellent for every buyer."
Cornell Rouge: The Final Chapter of Markham's Greenest Community
Union Glen vs. Cornell Rouge: Side-by-Side
The two communities serve different buyer profiles at different price points with different risk profiles. The comparison below maps the key dimensions that matter most to serious buyers evaluating both.
📍 Location Character
Kennedy Rd & Major Mackenzie Dr E — where Unionville meets Angus Glen. Across from Angus Glen Golf Club, adjacent Berczy Park. Prestige address with immediate recreational access.
Cornell Centre Blvd & 16th Ave — inside the established Cornell community. East boundary is Rouge National Urban Park. Completed neighbourhood context — mature, functioning.
🏘️ Community Stage
New launch — 2,305 homes will develop over multiple years. Buyers purchasing early will experience years of construction activity around them before community maturity.
Final phase of a completed 2,000+ home community. New home buyers move into an established neighbourhood from day one — schools, parks, retail all in place.
💰 Entry Pricing
Freehold towns from ~$869,888 – $898,900. Detached pricing TBA (larger lots — expect $1.4M+). Broadest price range across seven builders.
Freehold towns from ~$1,599,990. Detached from ~$1,999,990. Higher entry — reflects larger sq ft and established park-edge location.
📐 Home Size
Towns: 1,400 – 3,500 sq ft. Detached TBA but expected to span 36', 43' and 50' lots. Widest product variety across seven builders.
Towns: 2,133 – 2,703 sq ft. Detached: 2,227 – 3,353 sq ft. Larger minimum sizes than Union Glen townhome entry. Most detached include coach house or loft.
🏫 School Catchment
Pierre Elliott Trudeau High School — #6 in Ontario, 9.5/10 Fraser Institute. Also near Unionville HS, Bur Oak SS, and Markville SS. Strongest secondary school catchment of any new construction community in Markham.
Milliken Mills HS and Markham District HS — solid YRDSB schools with above-average community reputations but not in the Fraser Institute top tier. School story is strongest at the elementary level and in the completed family community infrastructure.
🌳 Natural Amenity
Berczy Park (3.5 ac — immediately adjacent), 35 acres protected greenspace, Angus Glen Golf Club across the street, Upper Unionville Golf Club 4 minutes away.
Rouge National Urban Park — one of North America's largest urban parks (~80 sq km) on the eastern boundary. Permanently protected. Can never be developed. Trails, forest, and conservation land from front door.
🚂 Transit
Mount Joy GO Station — 5-minute drive. Hwy 404 — 6 minutes. Hwy 407 — minutes from Kennedy Rd access. Unionville GO Station also accessible.
Mount Joy GO Station — 7-minute drive. Hwy 407 — 3-minute direct access. Markham Stouffville Hospital — 6 minutes. CF Markville — 11 minutes.
🏗️ Builder Structure
Seven builders: Arista, DECO, Fieldgate, Greenpark, Madison, OPUS, State/Forest Hill. Each builder releases sequentially. Wide product diversity but requires careful builder selection and purchase agreement review.
Two builders: Madison Group & Forest Hill Homes — both with extensive Cornell Rouge community history. Single purchase agreement structure, known delivery track record in this specific community.
🔑 Coach House / Income
Not a standard feature across all builders. Buyers seeking secondary suite income potential should inquire specifically by builder and floor plan.
Coach house or loft included on most single detached homes — enabling $1,500–$2,200/month secondary rental income. Hospital proximity (Markham Stouffville, 6 min) creates year-round rental demand from healthcare professionals.
📅 Completion Timeline
Estimated 2028 for early phases. Later phases may extend beyond 2028. Multi-year build-out across 2,305 homes means construction activity in the community for several years post-move-in.
Completion timing TBA — as the final phase of a developed community, construction timeline is contained to this last release of lots. No multi-year community-wide construction impact.
School Catchments: The Detail Every Buyer Must Verify
School catchment is among the most consequential factors in any Markham new construction purchase, and pre-construction buyers face an additional complication: your specific lot address, once registered, may sit in a slightly different catchment position than the marketing materials imply. Verify your specific address with YRDSB before signing.
Pierre Elliott Trudeau High School #6 Ontario 9.5/10 Fraser
YRDSB · Grades 9–12 · The highest-ranked secondary school catchment of any new construction community launching in Markham in 2026. A Fraser Institute score of 9.5/10 and an Ontario ranking of #6 represent a level of school quality that only a handful of communities in the entire GTA can claim. This is the single most powerful investment thesis argument for Union Glen over comparable new construction alternatives in York Region. Catchment must be verified for each specific registered address.
Unionville High School 8.8–9.2 / 10 Fraser | Bur Oak Secondary School Top 5% Ontario
Union Glen's broader proximity includes some of Markham's most prestigious secondary schools. Whether a specific lot falls within Unionville HS or Bur Oak SS catchments depends on exact address and YRDSB boundary maps. Buyers whose priority is one of these specific schools over PET HS must confirm catchment independently — proximity is not catchment. Country Day School (private) is also nearby for families considering independent school options.
Milliken Mills High School + Markham District High School
YRDSB · Both schools serve Cornell Rouge catchment addresses with above-provincial-average results. Neither reaches the Fraser Institute ranking levels of PET HS, Unionville HS, or Bur Oak SS — a distinction families for whom secondary school ranking is the primary purchase driver must weigh carefully. Cornell Rouge's strongest school story is at the elementary level, where a well-engaged parent community within the established neighbourhood produces consistent above-average performance. York University Markham Campus is a 10-minute drive — creating rental demand context for coach house income.
Cornell Village Public School + St. Bruno Catholic Elementary
Cornell's established neighbourhood character — front-porch culture, walkable streets, 129,000 sq ft Cornell Community Centre — creates an unusually supportive environment for elementary-age children. Walkability to school from most Cornell Rouge lots is better than most Markham communities. For families with children currently under 10, Cornell Rouge's elementary infrastructure and community design quality deliver strong day-to-day value while secondary school decisions remain future questions.
⚠️
Pre-construction and school catchments require special diligence: Your lot address at Union Glen or Cornell Rouge may not be registered with the municipality until closer to closing, which means YRDSB cannot confirm your exact catchment from a plan number alone. Michael John Lau & Neeraj Moolchandani works with YRDSB catchment maps and the specific proposed civic addresses for each lot release to verify catchment before purchase agreements are signed, not after.
Pricing: What Your Budget Accesses at Each Community
Classic Freehold Town (entry)From $869,888
Laneway / Courtyard Town$898,900 – $1.1M+
Traditional Town (larger)$1.0M – $1.35M
Detached Singles (est.)$1.4M – $2.0M+
OPUS Premium Lots (Berczy)Premium over standard pricing
Development LeviesCapped (VIP buyers)
Deposit Structure$20,000 first deposit (Fieldgate)
Freehold Townhomes (3 bed)From $1,599,990
Freehold Townhomes (4 bed)$1.7M – $1.9M+
Detached Homes (entry)From $1,999,990
Detached Homes (larger)$2.2M – $2.8M+
Coach House / LoftIncluded — most detached
Sq Ft Range (detached)2,227 – 3,353 sq ft
Model Home Address655 Cornell Centre Blvd
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Michael John Lau & Neeraj Moolchandani on pre-construction pricing: "The sticker price on any pre-construction home is not the all-in cost. Development levies, HST treatment, Tarion enrollment fees, upgrade studio costs, and closing adjustments can add $80,000 to $200,000 to the effective cost of a new construction home. At Union Glen, VIP buyers who negotiate capped development levies and builder-specific closing adjustment caps protect themselves from the most common sources of pre-construction cost surprise. At Cornell Rouge, the more established cost profile of a final community phase reduces — but does not eliminate, his uncertainty."
The Pre-Construction Due Diligence Checklist
Pre-construction purchases are governed by purchase agreements that are fundamentally different from resale agreements. Buyers who sign without understanding the terms are exposed to risks that informed buyers avoid. The checklist below applies to both Union Glen and Cornell Rouge — and should be worked through with your REALTOR® and a real estate lawyer before any deposit is paid.
01
Confirm School Catchment by Lot Address — Not by Map
Marketing materials identify the nearest schools. Your purchase agreement identifies your lot. These are not the same as a confirmed catchment assignment. Request the proposed civic address for your specific lot and verify it against YRDSB's online catchment tool before signing. At Union Glen especially, the PET HS catchment is the investment thesis — confirm it is your actual catchment, not just your nearest school.
02
Negotiate Capped Development Levies
Development levies in Markham can run $60,000–$100,000+ per home and are typically charged at the rate applicable at closing — not at the time of purchase. VIP buyers at Union Glen can negotiate a cap on levies. If your purchase agreement does not include a capped levy provision, the levy cost at your 2028 closing is unknown today. This is non-negotiable due diligence — not a nice-to-have.
03
Understand the HST Treatment — Assignee vs. End User
New construction homes are subject to HST. The HST rebate structure differs depending on whether you intend to occupy the home as your primary residence. Investors who purchase in their own name with the intention of renting at closing face HST exposure that can exceed $100,000 if not structured correctly. Have your lawyer and accountant review the HST treatment for your specific purchase structure before signing. This is especially critical for Cornell Rouge buyers pursuing the coach house rental strategy.
04
Secure the Right of Assignment
The right of assignment allows you to sell your purchase agreement to another buyer before closing — a critical flexibility tool if your circumstances change between signing and the 2028 completion. Not all builder purchase agreements include assignment rights, and those that do may charge an assignment fee of $5,000–$10,000 or require builder consent. Negotiate assignment rights explicitly as part of your VIP access package.
05
Review the Closing Adjustment Schedule in Detail
Pre-construction purchase agreements include a schedule of closing adjustments — charges applied at closing that are not included in the purchase price. These commonly include: tree planting charges, lot grading deposits, Tarion enrollment fees, utility connection fees, and legal fees. The total of these adjustments on a Union Glen home could reach $30,000–$60,000 above the purchase price at closing. Your lawyer should review the full adjustment schedule and you should build this into your financing plan.
06
Understand the Deposit Structure and Timeline
Pre-construction deposits are paid in tranches over time — typically 5% at signing, additional increments over 12–18 months, with the balance at closing. Your deposits are Tarion-protected up to the applicable limit, but the protection mechanism requires following the correct process if a claim arises. Confirm the deposit schedule, where deposits are held (interest-bearing trust account), and the conditions under which deposits are refundable.
07
Get a Mortgage Pre-Approval with a 2028 Rate Context
Your mortgage qualification at the time of purchase agreement signing is not the mortgage rate you will receive at closing in 2028. Rate environments in 2028 are unknown. Pre-construction buyers should work with a mortgage professional to stress-test their qualifying position across a range of potential 2028 rate scenarios — not assume today's rate environment persists. This is especially material for first-time buyers entering at Union Glen's lower townhome price points.
08
At Cornell Rouge: Confirm the Coach House Terms
Most Cornell Rouge detached homes include a coach house or loft. Buyers pursuing the rental income strategy should confirm: whether the coach house is included in the base price or a premium option; what the zoning permits for secondary suite rental; whether the unit requires a separate entrance, kitchen fit-out, or utility connection; and what Tarion warranty coverage applies to the coach house structure. The rental income projection is not guaranteed — it is contingent on legal occupancy status and rental market conditions at closing.
09
At Union Glen: Compare Builders Before Choosing
The seven builders at Union Glen have different standard specifications, upgrade pricing models, decor studio experiences, and purchase agreement terms. Buyers who sign with the first builder whose sales centre they visit — without comparing across builders — may miss a better product, lot, or agreement structure. Michael John Lau provides comparative analysis across all seven Union Glen builders for clients evaluating the community.
10
Use an Independent REALTOR® — Not the Builder's Sales Rep
The sales representatives in builder presentation centres represent the builder, not you. They are not permitted to provide advice that conflicts with the builder's interests. An independent REALTOR® working as your buyer representative owes you a fiduciary duty — to provide objective analysis, negotiate on your behalf, review the purchase agreement independently, and flag provisions that may not serve your interests. Using an independent representative costs you nothing — builders compensate cooperating agents from their marketing budget. Not using one costs you the advice you need most.
Pre-Construction Risk Comparison
Both communities carry the standard risks of pre-construction — completion uncertainty, market condition risk at closing, and purchase agreement complexity. But the risk profiles are not identical. Here is an honest comparison of where each community carries higher and lower risk relative to each other.
Builder Selection RiskHigher — 7 builders, varies by builder
Community Maturity RiskHigher — 2,305-home buildout takes years
School Catchment QualityLower — PET HS 9.5/10 is definitive
Development Levy RiskMedium — capped for VIP buyers
Assignment RiskMedium — builder-specific terms
Completion RiskMedium — 2028 multi-phase build
Location PermanenceLower — Angus Glen / golf course buffer
Builder Selection RiskLower — 2 builders, known community history
Community Maturity RiskLower — established neighbourhood around final phase
School Catchment QualityMedium — solid schools, not Fraser top-tier
Development Levy RiskMedium — final phase, established levy schedule
Assignment RiskMedium — Madison Group terms
Completion RiskLower — final phase of a delivered community
Location PermanenceLower — Rouge National Urban Park protected
Which Community Is Right for Your Profile?
Union Glen and Cornell Rouge serve genuinely different buyer profiles. The buyers who are most satisfied with their pre-construction purchase are those who chose the community that matched their specific priorities — not the community that sounded most impressive or was most aggressively marketed to them.
The Prestige-Positioned New Construction Buyer
Secondary school catchment is your primary location criterion — and PET HS at 9.5/10 Fraser Institute is the calibre of school you are buying for
You want freehold ownership with no condo fees at a price point from the high $800,000s — the most accessible new construction entry in this area of Markham
The Angus Glen and Unionville address association matters to you — you are buying into a prestige postal code alongside a premium lifestyle environment
You can commit to a 2028 completion and are prepared for the community to develop and mature over the 2–4 years following your move-in
You are working with an independent representative who can navigate the seven-builder structure and identify the best fit for your specific floor plan, lot, and agreement priorities
GO Train access is a daily commute requirement — Mount Joy GO Station 5 minutes away is a genuine daily advantage your household will use
The Established-Community New Construction Buyer
You want new home quality without the uncertainty of a brand-new community — buying the last phase of a completed master plan delivers both
Rouge National Urban Park as a permanent, protected natural boundary is meaningful to your family's daily life — trail access, conservation land, and green permanence matter to you
You are interested in the coach house rental income strategy — reducing carrying costs through hospital-anchor rental demand from Markham Stouffville professionals
You want larger square footage — Cornell Rouge's detached homes from 2,227 to 3,353 sq ft deliver more space at comparable price points to other new Markham communities
Highway 407 at 3 minutes and Markham Stouffville Hospital at 6 minutes match your household's commute and daily-use pattern better than the Hwy 404 / GO Train corridor
Secondary school ranking is not your primary location criterion — you are prioritising community maturity, park access, and home size over Fraser Institute rankings
About the Author
NEERAJ MOOLCHANDANI &
Michael John Lau
REALTOR® · CPA/CMA · Kaizen Real Estate Team · eXp Realty · eXp Luxury
Michael John Lau & Neeraj Moolchandani has represented buyers across Markham's new construction and resale markets for years, including across Cornell Rouge's earlier phases, in Unionville's established heritage streets, and into the pre-construction communities now launching across York Region. As a licensed REALTOR® and Chartered Professional Accountant, Michael brings analytical rigour to the pre-construction process that most agents cannot match: independent purchase agreement review, development levy negotiation, HST structure analysis, and builder-specific due diligence that is not available inside any builder's presentation centre. Pre-construction is among the most complex transactions in real estate. Getting independent representation — which costs buyers nothing — is the single most impactful decision a new construction buyer can make. Licence #4784577.
ICON Award 2024 Diamond Award 2023 Titanium Award 2022 Realtor of the Year 2022 Platinum Award 2021 Realtor of the Year 2021
Frequently Asked Questions
What is Union Glen in Markham?
Union Glen (also marketed as Unionglen) is a master-planned community of 2,305 freehold townhomes and single-family detached homes at Kennedy Road and Major Mackenzie Drive East in Markham — where Unionville meets Angus Glen. It is being developed by seven award-winning GTA builders: Arista Homes, DECO Homes, Fieldgate Homes, Greenpark Group, Madison Group, OPUS Homes, and State Building Group / Forest Hill Homes. Freehold townhomes launched from the high $800,000s in early 2026, with estimated completion in 2028. All homes are freehold — no monthly condo or maintenance fees apply. The community is within the Pierre Elliott Trudeau High School catchment, ranked #6 in Ontario with a Fraser Institute score of 9.5/10.
What is Cornell Rouge and is it still selling?
Cornell Rouge is the final phase of Markham's most successful master-planned community, developed by Madison Group and Forest Hill Homes. Located at Cornell Centre Boulevard and 16th Avenue, the community is bounded by 16th Avenue to the north and Highway 7 to the south, nestled beside Rouge National Urban Park. Madison Group confirmed this is the final phase of Cornell Rouge — when these lots sell, there is no further release. The final phase offers freehold townhomes from approximately $1,599,990 (2,133–2,703 sq ft) and detached homes from approximately $1,999,990 (2,227–3,353 sq ft). Most single detached homes include a coach house or loft.
Which schools does Union Glen feed into?
Union Glen is within the catchment area of Pierre Elliott Trudeau High School, ranked #6 in Ontario by the Fraser Institute with a score of 9.5/10 — an exceptionally strong result that makes Union Glen's school catchment one of the most compelling arguments for the community as a long-term investment. Other schools accessible from Union Glen's address include Unionville High School (8.8–9.2 Fraser), Bur Oak Secondary School (top 5% Ontario), and Markville Secondary School. Whether specific lots fall within those catchments — rather than PET HS — depends on precise address and YRDSB boundary maps. The school catchment for your specific lot must be verified with YRDSB before signing any purchase agreement.
What are the biggest risks of buying pre-construction at Union Glen?
The primary risks at Union Glen are: (1) community maturity risk, with 2,305 homes building out over multiple years, early buyers will experience construction activity around them for years post-move-in; (2) builder selection risk, seven builders have different standard specifications, agreement terms, and customer care reputations, and choosing without comparing is a significant oversight; (3) development levy risk, levies are typically charged at the rate applicable at closing (2028), not at purchase, and can exceed $80,000 if not capped; (4) market condition risk at closing, the resale market in 2028 may differ substantially from 2026 pricing; and (5) HST treatment risk for investors. Capped development levies and the right of assignment are the most important VIP concessions to secure before signing.
Can I generate rental income from a Cornell Rouge detached home?
Most Cornell Rouge single detached homes include a coach house or loft — a secondary dwelling unit above a rear-lane garage. The proximity to Markham Stouffville Hospital (6 minutes) and York University Markham Campus (10 minutes) creates year-round rental demand from healthcare professionals and graduate students. Rental income from a coach house in this location typically ranges from $1,500–$2,200 per month depending on unit size and finish. However, buyers must confirm: whether the coach house is included in the base purchase price or is a premium option, the zoning permitting status for secondary rental, HST implications on the overall purchase structure when rental is intended, and whether a separate entrance and kitchen connection are included. A real estate lawyer and accountant should review the rental strategy before purchase.
Do I need my own REALTOR® to buy at Union Glen or Cornell Rouge?
You are not legally required to have your own REALTOR®, but not having independent representation is among the most costly decisions a pre-construction buyer can make. The sales representatives at builder presentation centres at Union Glen and Cornell Rouge represent the builder, not you. They are not required to advise you of terms in the purchase agreement that are disadvantageous to your interests. An independent REALTOR® representing you as a buyer owes you a fiduciary duty, to provide objective analysis, flag concerns in the purchase agreement, negotiate VIP concessions (capped levies, assignment rights, deposit terms), and verify school catchments and closing costs independently. Critically: builder commissions for cooperating agents come from the builder's marketing budget, not from you. Independent buyer representation at Union Glen or Cornell Rouge costs the buyer nothing.
