Victoria’s housing conversation has shifted.

As affordability pressures increase and municipalities push for gentle density, missing middle housing has become a central part of the solution. Townhomes, multiplexes, and small apartment buildings are now a priority across the region.

On paper, these projects appear straightforward. In practice, they are often some of the most complex developments to deliver.

The Unique Position of Missing Middle Projects

Missing middle developments sit in a challenging middle ground.

They are larger and more regulated than single family homes, yet smaller and more margin sensitive than large multi family projects. Many are also located in established neighbourhoods where scrutiny is higher and tolerance for disruption is lower.

In Victoria, this complexity is amplified by municipal approvals and zoning interpretation, tight sites with limited access, cost sensitivity tied directly to sale pricing, and neighbourhood concerns with political visibility.

Each of these factors introduces risk. Together, they make missing middle projects far less forgiving than many developers expect.

Where Projects Commonly Struggle

Most missing middle projects do not fail because of one major mistake. They struggle because of timing.

Too often, key construction decisions are deferred until after permits are issued and budgets are already under pressure. At that point, flexibility is limited and options are constrained.

That is when issues tend to appear as redesigns, schedule delays, cost overruns, and strained relationships with municipalities and consultant teams.

By the time construction begins, the project is already reacting rather than executing.

A Different Level of Leadership Is Required

Missing middle housing does not struggle because developers lack intent or experience. It struggles because these projects demand a different level of coordination, planning, and leadership than either small residential builds or large scale multi family projects.

Recognizing that reality is the first step toward delivering them successfully.