Condo developers are responding to a challenging market with innovative projects that prioritize end-user experience and long-term value. Increasingly, buyers want homes that emphasize wellness, outdoor access, and new lifestyle amenities — and forward-looking developers are leading that shift.
Geothermal heating and cooling systems are emerging as a strategic tool in that process — delivering expected sustainability benefits while unlocking a range of new opportunities for design innovation and livability.
The Saw Whet, a six-storey mid-rise in South Oakville, by Caivan Communities and designed by Kirkor Architects & Planners, exemplifies this new approach. Originally planned with a green roof, the project team recognized that geothermal technology could open up even greater potential. By eliminating traditional rooftop chillers and reducing mechanical room requirements, they transformed that space into something rare in urban development: private outdoor “backyards in the sky.”
The result is more than 40 semi-enclosed terraces, complete with barbecue hookups, that give residents quiet retreats with sweeping views of Lake Ontario, the adjacent golf course, and Bronte Provincial Park.
Tim Weber, CEO of Diverso Energy — the Toronto-based geothermal utility that partnered on Saw Whet — calls this a defining advantage. “When you eliminate traditional rooftop equipment, you’re not just changing where the machinery goes — you’re unlocking a whole new category of usable space. That’s a direct return for developers, a design breakthrough for architects, and a lifestyle enhancement for residents.”
For Caivan, the decision to integrate geothermal was not just about cost savings. It was a deliberate design choice to create living environments that stand out in a competitive market.
“At Caivan, we always try to design with the end-user in mind, not just the economics of the project,” says Kevin Beaudette, Director, Mid-Rise at Caivan. “Geothermal helped us do that at Saw Whet because it allowed us to turn mechanical space into living space. Residents enjoy quiet outdoor retreats that connect them to nature and community. That’s the type of innovation that creates value and living spaces people are proud to live in.”
This balance between strategic foresight and user-focused design is central to the project’s appeal. Case in point: Saw Whet is a finalist in the 2025 OHBA Awards of Distinction in the High or Mid-Rise Green Building category.
The private “rooftop backyards” available to residents of Saw Whet/Caivan Communities, Kirkor Architects & Planners
While geothermal is often positioned as a low-carbon solution, its impact extends further. For residents, the absence of mechanical noise creates a quieter home in low-rise developments, while in condos it unlocks new amenities and features. Additionally, stable operating costs insulate them from volatile energy pricing. For developers, geothermal reduces long-term maintenance exposure and provides a differentiating feature in a market that rewards innovation.
Farzad Gorji, Principal at Kirkor, underscores how this connects with changing buyer expectations.
“The condo market is changing — buyers are less interested in cookie-cutter investor units and more focused on livable, home-like spaces,” says Gorji. “With Saw Whet, geothermal gave us the opportunity to deliver on that shift. By reducing the mechanical requirements, we created outdoor patios that residents can personalize and actually use.”
Zoning restrictions limited Saw Whet’s height to six storeys, pushing the team to maximize every square foot. By reducing the size of mechanical penthouses, geothermal made it possible to add terraces that otherwise would not have fit within the building envelope. What began as a potential constraint became a differentiating feature.
Weber says geothermal allows for design flexibility as projects evolve, but also provides long-term adaptability. Real-time data on system performance guides amenity planning for future geothermal projects, supporting features like pool heating or snow-melt systems. For developers, this means not only operational savings today but the flexibility to expand or optimize building features tomorrow.
“It’s about building better,” says Weber. “When you integrate it early, you can coordinate everything — mechanical systems, structural design, even the parking garage and rooftop planning. Developers and their design partners are embracing geothermal to create communities that last, and that’s what buyers value.”
This article was produced in partnership with STOREYS Custom Studio.