Medical and Dental Office Buildings: Etobicoke, Mississauga 2026

By Jatin Dua · Broker of Record, RE/MAX Quantum Realty — Real medical buildings near the west GTA hospitals, and the zoning, X-ray, parking and lease checks before you sign.

Need a suite with the right zoning and services already in place? Tell me what you need and I will shortlist options.

Which medical office buildings sit next to the hospitals?

If your practice depends on referrals, consults or hospital privileges, being across the street from a hospital is worth real money in saved time. Three hospitals anchor this part of the west GTA: Mississauga Hospital at 100 Queensway West and Credit Valley Hospital at 2200 Eglinton Avenue West (both run by Trillium Health Partners), plus Etobicoke General Hospital at 101 Humber College Boulevard (William Osler Health System). Trillium also runs the Queensway Health Centre at 150 Sherway Drive in Etobicoke, which has an urgent care centre.

Here are the buildings I have verified on or beside those campuses, with what each source says about who is inside.

A few notes from the sources. The Queensway Professional Centre is two side-by-side buildings: 89 Queensway West is listed at eight storeys and 94,560 sq ft, and 101 Queensway West at seven storeys and 77,350 sq ft, built in 1976. An underground parkade connects the two. Trillium itself uses the complex: its Diabetes Management Centre moved to the 7th floor of 89 Queensway West in November 2023, and the University of Toronto’s Trillium-Summerville family medicine teaching unit is on the 7th floor of 101 Queensway West.

The South Peel Medical-Dental Building is older and smaller: three storeys, about 22,754 sq ft, built in 1960, on 0.86 acres with 65 parking spaces, according to its listing.

At Etobicoke General, William Osler says the Etobicoke Wellness Centre sits next to the main hospital and houses outpatient and support services, the community’s first renal care centre, and doctors’ offices. It opened in 2018 as a partnership between the hospital and outside partners such as independent physicians.

Where else are medical and dental buildings in Mississauga?

Not every practice needs to be beside a hospital. Family medicine, dentistry, physiotherapy and imaging often do better in the neighbourhood where their patients live. These are named medical buildings I could confirm through the Peel community services directory and listings.

The Hurontario and Queensway node is the densest cluster in Mississauga. Within a short walk of Mississauga Hospital you have 21, 77, 89 and 101 Queensway West. The Dixie corridor and Hurontario City Centre buildings already host diagnostic imaging, which matters to many physicians.

Where are the medical centres in Etobicoke?

Etobicoke has fewer large purpose-built medical towers than Mississauga. Most practices sit in medical centres, plazas and mixed office buildings. These are the ones I verified.

South Etobicoke is the area I know best because our office is at 799 The Queensway. Along The Queensway, Lake Shore Boulevard West, Bloor Street West and Dundas Street West, medical and dental space is mostly second-floor office above retail, or ground-floor plaza units. I did not include specific Lake Shore or Bloor “medical arts” buildings here because I could not confirm a current, named one from a source I trust. If you are looking in those corridors, I can pull the live options for you.

Is a medical office permitted at the address? Check the zoning first

Zoning is the first thing I check, before rent or layout. The word “office” in a listing does not mean a clinic is allowed.

Mississauga. Zoning By-law 0225-2007 has two different definitions, and the difference matters. A Medical Office is a building or part of one, other than a hospital, used for consultation, examination or treatment by a physician, dentist, drugless practitioner or provincially licensed health professional, and it may include accessory laboratories, diagnostic and dental facilities, a drug and optical dispensary and a medical supply store. A Medical Office – Restricted uses the same wording but leaves out those accessory uses. So if your plan includes an in-house lab, imaging or a dispensary, confirm the zone permits the full Medical Office use, not only the restricted version. You can read both in the Mississauga by-law definitions.

Toronto (Etobicoke). Toronto Zoning By-law 569-2013 is the city-wide by-law; definitions are in Chapter 800. Two points worth knowing: the Chapter 800 definition of a wellness centre says a medical office is not a wellness centre, so a space zoned for one is not automatically fine for the other. And the home occupation rules in section 150.5 allow a medical office for a regulated health professional as a home occupation only in the Residential Zone category, with extra limits in apartment buildings. Look up the property on the City’s interactive zoning map, then confirm in writing with Toronto Building.

If the use is new to the unit, you may also need a change of use permit. My walk-in clinic space guide walks through that sequence.

What does the building need for plumbing and X-ray?

A general office suite and a clinical suite are different animals. Before you fall in love with a floor plan, ask the landlord and your contractor these questions.

• Plumbing: where are the wet stacks? Every exam room sink, sterilization area and staff washroom has to drain somewhere. Suites on a floor with existing medical tenants usually have stacks close by. Converting plain office space can mean coring the slab, which needs the landlord’s consent and sometimes the unit below to cooperate.
• Dental services: dentists need compressed air, suction (vacuum) and water to every operatory, plus room for the mechanical equipment. That is why a former dental suite is so valuable. My dental office space guide covers the layout in detail.
• X-ray and imaging: radiation equipment is regulated in Ontario under the Healing Arts Radiation Protection Act. For dental CT (CBCT) units, the Royal College of Dental Surgeons of Ontario says you first apply to the Ministry’s X-Ray Inspection Service, receive a letter of approval that includes the schematic plan, and the College must inspect the facility before it issues a CT facility permit. Plan the shielded room before you sign the lease, not after.
• Electrical and HVAC: imaging, sterilizers and lab equipment draw serious power. Ask for the panel capacity and whether the HVAC can handle more people and more heat than a normal office.

How much parking does a medical office need?

Patients drive, and they often arrive early, so parking is the most common complaint I hear about older medical buildings. Two things to check.

What the by-law requires. Both cities have rewritten their parking rules recently. Toronto Council adopted new vehicle and bicycle parking regulations in December 2021, and the automobile rules took effect on 3 February 2022, according to the City of Toronto parking review page. Mississauga passed By-law 0117-2022 on 8 June 2022, updating Zoning By-law 0225-2007 with a precinct approach that tailors requirements by neighbourhood, according to the City of Mississauga parking study page. Because the required number depends on the zone, the precinct and the floor area, ask the city for the rate that applies to your exact address.

What the building actually has. The listings I reviewed give a sense of scale: 101 Queensway West shows 30 surface and 20 covered spaces plus the parkade shared with 89 Queensway West, and the South Peel Medical-Dental Building shows 65 spaces. Ask how many spaces are assigned to your suite, whether patient parking is paid, and whether there is room for accessible spaces near the entrance.

What does accessibility (AODA and the Building Code) mean for my clinic?

Under Ontario’s accessibility rules for public spaces, businesses with one or more employees must make new or redeveloped off-street parking accessible, and must make new or substantially changed service counters and fixed waiting areas accessible. According to the Government of Ontario, that means:

• at least one service counter per type of service that a mobility-aid user can use, with knee clearance for a seated person;
• fixed waiting lines wide enough for mobility aids and detectable by cane users;
• at least 3% of fixed waiting-room seats accessible, and at least one accessible seat in a new fixed seating area;
• accessible parking spaces of both the wider and standard-width types, with access aisles and signage, when parking is built or redeveloped.

Existing counters and parking do not have to be torn out, but your fit-out is new work, so plan the reception desk and waiting room to comply. The Ontario Building Code also applies to the renovation through your building permit; the Ontario Association of Architects’ occupancy guide places medical and dental offices with business and personal services, which is the normal category for an outpatient practice. Procedures that put patients in a state where they cannot leave on their own raise different questions, so talk to your architect early if that applies.

What lease terms should a clinician negotiate?

Medical tenants are attractive to landlords because they stay for years and invest heavily in the space. Use that. Here is what I push for on a clinical lease.

For context on pricing, one listing for suites in the Queensway Professional Centre advertised $36.16 per sq ft per year (Spacelist, viewed October 2026). The listing did not say whether that figure was net or gross, so treat it as a starting point and confirm the full occupancy cost. My guide to the commercial lease use clause explains how to word yours.

Should I buy a medical office condo instead of leasing?

Some buildings in this area sell individual suites. A listing for a unit at 2000 Credit Valley Road, for example, described a five-storey elevator building designated for dental and medical use, with one parking space included and more available at extra cost. Owning gives you control over your premises and builds equity; leasing keeps your capital in the practice. Check the condominium declaration and rules for permitted uses, the reserve fund, and the monthly fees before you commit, the same way you would with any commercial unit.

If you are buying an existing practice, the premises often come with it. Read my guide to buying a dental practice in Ontario for how the lease, equipment and goodwill are handled.

What if I am a therapist or allied health professional?

Not every regulated health professional needs a clinical build-out. Psychotherapists, dietitians and some counsellors can work from a quiet office with good soundproofing and an accessible entrance, and that opens up ordinary office buildings, often at lower cost. The questions shift to sound transmission, a private waiting area and confidentiality. My psychotherapy office space guide covers what to look for.

What should I do if I am relocating an existing practice?

Physicians have extra steps when they move. The College of Physicians and Surgeons of Ontario treats relocation as a practice closure: you must report your new practice address within 30 days, take reasonable steps for patients who cannot move with you, notify hospitals where you hold privileges, and keep patients’ access to records. Build those steps into your timeline so your old lease end date, the new fit-out and the move all line up.

I help physicians, dentists and allied health owners lease, buy and sell clinical space across Etobicoke, Mississauga and the rest of the GTA. Tell me your discipline, the area and the size you need, and I will shortlist suites that already have the right zoning and services.

Frequently asked questions

Sources

• Trillium Health Partners — Directions and site addresses — Addresses of Mississauga Hospital, Credit Valley Hospital and Queensway Health Centre
• William Osler Health System — Etobicoke General Hospital — Hospital address and the Etobicoke Wellness Centre at 115 Humber College Blvd
• LoopNet — 101 Queensway W, Mississauga (Queensway Professional Centre) — Building size, year built, tenant mix and parking at 101 Queensway West
• Spacelist — Queensway Professional Centre suite listing — 89 Queensway West size, tenant mix and advertised rate
• Showcase — 77 Queensway W, South Peel Medical-Dental Building — Building size, tenants and parking at 77 Queensway West
• Community Information Partners Peel — Credit Valley Family Health Team — Credit Valley Medical Arts Building, 2000 Credit Valley Road
• City of Mississauga — Zoning By-law 0225-2007, Part 1.2 Definitions — Definitions of Medical Office and Medical Office – Restricted
• City of Toronto — Zoning By-law 569-2013, Chapter 800 Definitions — Medical office is not a wellness centre
• Government of Ontario — How to make public spaces accessible — Accessible parking, service counter and waiting area requirements
• RCDSO — CT Facility Permit — X-Ray Inspection Service approval with schematic plan and College inspection

Related reading

• Physiotherapy clinic space in Ontario
• Pharmacy premises requirements in Ontario
• Optometry clinic space in Ontario
• Change of use permits for commercial tenants
• Adding a lease review condition to a commercial offer