Morguard, one of Canada’s leading real estate and property management firms, is spearheading an ambitious new initiative that could reshape the future of smart infrastructure. In partnership with CENGN, Canada’s Centre of Excellence in Next Generation Networks, and Nokia, the company announced the launch of three Smart Building Living Labs, which are innovation hubs designed to test and refine advanced building technologies across commercial, retail, and residential sectors.
Valued at $6.5 million, the Smart Building Living Labs will transform three Morguard properties in Montreal, Toronto, and Ottawa into live, technology-driven environments. The initiative aims to provide Canadian startups and scaleups with real-world testing grounds to accelerate the development of AI, IoT, and automation technologies that can improve safety, efficiency, and sustainability in buildings.
The three selected properties illustrate the breadth of Morguard’s diversified portfolio and its focus on modernization. St. Laurent Shopping Centre in Ottawa will serve as the retail testing environment; Place Innovation in Montreal will focus on office technologies; and The Bay Club in Toronto will host residential pilots.
At the heart of the Smart Building Living Labs project is Nokia’s 5G and advanced networking technology, which enables seamless connectivity across a property’s systems. This infrastructure will allow startups to validate solutions such as AI-driven predictive maintenance tools, robotics for automated operations, and energy optimization sensors that respond dynamically to real-time conditions.
“By integrating these technologies into actual operating environments, innovators can refine their products in the conditions they’re meant to perform,” said Chris Joyce, Vice President of Business Development and Marketing at CENGN. “This initiative strengthens Canada’s position as a global leader in building automation, IoT, and applied AI.”
Supporting Canada’s Innovation Ecosystem
The Smart Building Living Labs are part of CENGN’s broader Living Lab Initiative, which is funded by a $45 million federal investment through the Strategic Response Fund. This national program is designed to give more than 100 Canadian startups and scaleups access to resources, partnerships, and infrastructure that can bring emerging technologies to market faster.
CENGN, known for its work advancing digital adoption across Canada, plays a central role in connecting innovators with industry partners like Morguard. By combining technical expertise, operational infrastructure, and financial support, CENGN’s model helps early-stage technology firms navigate the complex path from prototype to commercialization.
Angela Sahi, President and Chief Operating Officer of Morguard, emphasized the company’s commitment to integrating sustainability and innovation across its assets. “With CENGN, Morguard is proud to bring advanced smart buildings into Canada’s innovation ecosystem,” Sahi said. “These labs reflect our commitment to advancing smart, sustainable properties while accelerating technologies that improve the everyday lives of the people who live, work, and shop in our communities.”
For Nokia, the collaboration extends its ongoing mission to support Canada’s digital transformation. “Nokia is proud to be one of the main 5G and fiber technology partners for CENGN Living Labs,” said Jeff Maddox, President of Nokia Canada. “We are committed to encouraging technology innovation and digital transformation across Canada by providing advanced networking resources and our leadership to pave the way for Industry 4.0.”
A Showcase for Real-World Applications
The Living Labs will enable innovators to pilot solutions that address some of the most pressing challenges in property management and urban development. For example, AI systems can predict when HVAC or elevator equipment will fail, allowing property managers to perform preventative maintenance. Smart sensors can monitor temperature, air quality, and occupancy to reduce energy waste. Autonomous cleaning robots and building security drones may also be tested in operational environments.
What sets this initiative apart is the ability to test these technologies in full-functioning buildings with real tenants and visitors, rather than in closed laboratory settings. “We enable Canadian innovators to bring their cutting-edge technologies to market faster and with greater confidence,” said Joyce.
The integration of AI and IoT within these Living Labs could also have wide-reaching implications for Canada’s real estate sector. As energy costs and carbon reduction targets become top priorities, smart building technologies could become key differentiators for landlords seeking to attract tenants and investors.
Spotlight on St. Laurent Shopping Centre
Among the participating sites, St. Laurent Shopping Centre in Ottawa offers an ideal retail environment for testing new technologies. One of the city’s largest malls, the property features over 175 stores across three levels and draws approximately 7.5 million visitors annually. Owned by Morguard Real Estate Investment Trust, it is a cornerstone of the company’s Ottawa holdings and is currently undergoing a major revitalization.
Anchored by Sport Chek and Toys “R” Us, with new additions such as Sephora and H&M, St. Laurent is expanding its digital capabilities through initiatives like ShopList — an AI-driven product discovery platform launching in 2025. The mall is also introducing new digital signage, upgraded infrastructure, and expanded community partnerships.
Centrally located along Ottawa’s O-Train Line 1 with nearly 4,000 parking spaces, St. Laurent exemplifies how technology and accessibility can intersect to create a dynamic retail environment. The mall’s role within the Smart Building Living Labs will highlight how real-time data and automation can enhance both the customer experience and operational efficiency in shopping centres.
