Mark Savel | TorontoLivings - Toronto Real Estate

Feb 04

January 2026 Real Estate Market Update

By Mark Savel Monthly Market Updates

A Cold and Cautious Start to 2026

January is always a difficult month to read too much into — and January 2026 came with a few extra asterisks. In addition to the usual post‑holiday slowdown, Toronto experienced two significant snowfalls and extended stretches of freezing temperatures which resulted in fewer showings and delayed listings.

With that in mind, January should be viewed less as a verdict on the year ahead and more as an early signal of how buyers and sellers are behaving under current conditions.

The January 2026 Snapshot

Sales across the Toronto market totalled 3,082 transactions in January, reflecting a year‑over‑year decline. New listings came in at 10,774, also down compared to last January, while active listings remained elevated at 17,975.

The average selling price finished the month at $973,289, down year‑over‑year (the time we saw a monthly average this low was November 2023 – cue the headlines), while average days on market stretched to 67 days — a noticeable increase that reinforces the slower pace of decision‑making across the market.

Sales & Inventory: Supply Still Setting the Pace

Sales softened again in January, but seasonality, affordability pressures, and weather all played a role. What’s more telling is that inventory remains relatively high for this time of year, keeping buyers firmly in control of timing and negotiations.

The increase in average days on market reinforces that point. Homes are taking longer to sell not because buyers aren’t looking, but because they’re willing to wait — and often pass — unless pricing and presentation align.

For buyers, this environment continues to offer leverage. For sellers, the margin for error on pricing is thinner than it’s been in years!

Market Breakdown by Property Type

Detached Homes

Detached homes recorded 290 sales in January, with an average selling price of $1,541,791. While sales volumes were softer compared to last January, pricing proved more resilient than in other segments. End‑users continue to dominate this category, particularly in established neighbourhoods where long‑term value remains the priority.

Buyers are taking their time and negotiating harder, especially on homes that need work. Sellers who priced realistically and prepared their homes well were still able to transact, while aspirational pricing struggled to gain traction — and in some cases, attracted no showings at all.

Semi‑Detached Homes

Semi‑detached homes saw 96 sales in January, with an average selling price of $1,146,188. This segment remained one of the more stable areas of the market, supported by move‑up buyers and families seeking freehold ownership without detached‑home pricing.

That said, stability does not mean immunity. Buyers are still value‑driven, and pricing accuracy matters. Well‑located semis continue to perform best, while over‑priced listings face longer market times.

Townhouses

Townhouses posted 113 sales in January, with an average selling price of $876,585. Sales were softer relative to both semis and detached homes, reflecting buyer hesitation and increased comparison shopping across property types.

For buyers, this has translated into increased choice and negotiating room. For sellers, positioning against both condos below and semis above is increasingly important.

Condo Apartments

Condo apartments accounted for the largest share of total sales in January, with 568 transactions, but they also told the clearest story of price adjustment. The average condo selling price declined to $624,886 — a level not seen since January 2021.

Investor hesitation, higher carrying costs, and financing conditions continue to weigh on this segment. At the same time, end‑users are finding more selection and leverage than they’ve had in years.

For buyers, this remains the most opportunity‑rich segment of the market. For sellers, patience or sharp pricing is required — rarely both.

Economic & Rate Backdrop

The Bank of Canada held its overnight rate steady in January, maintaining the current borrowing environment. However, several major banks are forecasting the possibility of rate increases later in 2026.

That expectation alone is influencing behaviour. Buyers are factoring future affordability into decisions today, while sellers are adjusting expectations based on what financing may look like later in the year.

Rates may not be moving — but expectations are.

What January Sets Up for the Months Ahead

January rarely sets the tone for the full year, but it does reveal behaviour. As weather improves and spring approaches, February and March will be far more telling.

Key indicators to watch include:

Whether sales volume begins to accelerate
How quickly new listings are absorbed
Whether condo inventory continues to build

A shift in any of these areas would signal a change in leverage.

Bottom Line

January 2026 delivered a market that rewards realism. Buyers have time and choice, but the best opportunities won’t last indefinitely. Sellers can still succeed — but strategy, pricing, and preparation matter more than optimism.

If you’re thinking about buying or selling in the year ahead, understanding how these conditions affect your specific property type and neighbourhood is key. We help clients make sense of the data, set realistic expectations, and move with confidence — whether that means acting quickly or waiting for the right moment.

If you’d like to talk through your plans for 2026, we’re always happy to help… send us a message below!

Feb 03

Love0

774–782 Marlee Avenue: What’s Being Proposed

By Mark Savel Development Applications

Marlee Avenue continues to be one of those corridors where Toronto’s long-term planning goals are becoming increasingly visible on the ground. What was once a collection of low-rise homes and modest apartment buildings is steadily giving way to larger, transit-oriented residential projects — each one reshaping how density is accommodated outside the downtown core.

The proposal at 774–782 Marlee Avenue is a clear example of that evolution. After several rounds of review and refinement, the application has returned to the City as a taller (24 storey), more intensive development than earlier versions. Below, we break down where the site is, what’s being proposed today, how the project evolved through resubmission, and why it matters for the broader Marlee corridor.

Where Is the Site and What’s There Today?

The subject site spans 774, 776, 778, 780 and 782 Marlee Avenue, forming a consolidated mid-block assembly along one of North York’s increasingly active arterial corridors. Marlee Avenue has long functioned as a connective spine between Eglinton West and Lawrence Avenue West, and in recent years it has become a focal point for tall-building residential intensification tied closely to transit access.

Today, the properties are occupied by low-rise residential buildings that reflect an earlier era of development—uses that are increasingly difficult to sustain on a corridor designated for growth. The lot assembly allows for a more comprehensive redevelopment approach, replacing fragmented buildings with a single, coordinated project that can better address streetscape, access, landscaping, and servicing in one move.

From a planning perspective, this stretch of Marlee sits within an area where the City has been clear about its intent: modest density along major roads, close to transit, delivered in a built form that transitions appropriately to surrounding neighbourhoods.

What Is Being Proposed?

The application proposes a new tall-building residential building designed to intensify the site while maintaining a strong relationship with Marlee Avenue at grade. The development is residential in nature, with a built form that steps and massing intended to balance increased density with pedestrian comfort along the street.

At a high level, the proposal replaces the existing low-rise structures with a purpose-built residential building that incorporates:

A consistent streetwall along Marlee Avenue
Residential units above a carefully designed ground floor
Below-grade parking and servicing
Landscaped areas that address both public and private realms

The design reflects a familiar planning pattern along Toronto’s avenues: adding housing supply where infrastructure already exists, while improving the public edge through widened sidewalks, new trees, and clearer pedestrian routes.

What Changed in the Resubmission?

Like many applications along major corridors, this project went through a detailed review process that resulted in a comprehensive resubmission. The updated materials respond directly to City comments and refine the proposal across several key areas.

One of the most notable shifts relates to transportation and mobility. The resubmission strengthens the Transportation Demand Management strategy, including dedicated car-share spaces, enhanced bicycle facilities, real-time transit information in the lobby, and commitments around PRESTO card incentives for residents. These measures reflect the City’s broader push to reduce auto dependency for sites located close to rapid transit.

The landscape strategy was also meaningfully revised. Updated drawings increase soil volumes, reconfigure tree planting along the Marlee frontage, and improve long-term tree viability by consolidating planting areas and reducing hard surfaces within tree protection zones. In plain terms: fewer decorative planters, more real trees with enough soil to survive.

From a technical standpoint, the resubmission tightens up driveway geometry, curb cuts, sidewalk widths, and right-of-way conveyances to meet City standards. These changes don’t dramatically alter how the building looks, but they materially improve how the site functions day-to-day for pedestrians, cyclists, and vehicles.

Transportation, Transit, and the Marlee Corridor

One of the strongest planning arguments for this proposal is its location. Marlee Avenue is well-served by transit and sits within walking distance of higher-order routes, making it an ideal candidate for residential density without a proportional increase in car traffic.

The project leans into this reality. Parking is provided, but not over-supplied. Instead, the application emphasizes cycling infrastructure, transit incentives, and shared mobility options. This approach aligns with how newer developments across the city are being evaluated—less focus on how many cars a building can store, and more attention on how people actually move through the city.

For the corridor itself, this kind of development helps reinforce Marlee’s gradual shift from an auto-oriented street toward a more balanced, pedestrian-friendly environment.

How This Fits Into the Bigger Planning Picture

With the current resubmission, the proposal at 774–782 Marlee Avenue should now be understood as part of the City’s tall-building intensification strategy along major corridors, rather than a traditional mid-rise avenue project.

Marlee Avenue already contains a number of existing and approved apartment towers, particularly closer to Lawrence Avenue West. In that context, the shift toward greater height on this site reflects a planning logic the City has increasingly supported: concentrating density on wide arterial roads with transit access, while preserving lower-rise residential areas behind them.

Rather than representing a sudden or isolated jump in scale, the 24-storey proposal aligns with the evolving built form pattern along Marlee, where taller buildings are gradually becoming the dominant typology.

How This Evolved From Mid-Rise to Tall Building

Earlier iterations of the proposal explored a more conventional mid-rise form. Through the review process, however, City feedback and technical analysis pushed the project in a different direction.

Key factors behind that evolution include:

Lot depth and frontage: The assembled site is large enough to accommodate a taller building while still meeting tower separation, stepback, and sky view requirements.
Transit proximity: Strong access to TTC routes supported a more intensive use of the site with reduced parking reliance.
Unit efficiency: Moving vertically allowed the project to deliver a similar amount of floor area and housing supply with a smaller building footprint at grade.
Public realm improvements: A taller form enabled wider sidewalks, tree planting, and clearer pedestrian zones along Marlee Avenue.

From a planning standpoint, this kind of evolution is common. Projects often begin as mid-rise concepts and transition to tall-building forms once massing studies demonstrate that additional height can be accommodated responsibly.

Community Impacts to Watch

As the application moves forward, there are a few areas residents and observers will naturally keep an eye on.

Construction timing and logistics will matter, particularly given the site’s proximity to existing homes and community amenities. Tree protection and post-construction landscaping will also be important, as the success of the public realm improvements depends heavily on how well those elements are executed, not just how they’re drawn.

There’s also the question of how added residential density translates into daily street life—more foot traffic, more local spending, and a gradual shift in how Marlee Avenue is experienced at different times of day.

What Happens Next?

The application continues through the City’s review and approvals process, with further refinement expected at the site plan stage. From here, the focus typically shifts toward implementation details: final materials, construction sequencing, and conditions tied to servicing, landscaping, and public realm works.

While timelines can vary, projects at this stage are generally moving closer to realization rather than rethinking fundamentals.

Why This Matters for Buyers, Renters, and Neighbours

Planning applications like this don’t just shape skylines—they influence housing choice, rental supply, and neighbourhood evolution over time. For renters, purpose-built projects along transit corridors can introduce new options outside the downtown core. For buyers and homeowners nearby, understanding what’s coming helps frame long-term expectations around change.

If you’re curious how current and upcoming development along Marlee Avenue may affect buying or selling decisions, we’re always happy to talk through the bigger picture.

Feb 02

Love0

Condo Window Condensation in Toronto Winters

By Mark Savel Advice For Buyers, Advice For Sellers, Toronto

Every winter, condo owners across Toronto notice the same thing: moisture forming on the inside of their windows. Sometimes it’s a light film. Other times it’s beads of water collecting along the frame or pooling at the corners.

The immediate reaction is often concern — are the windows failing, is there a building issue, or is something wrong with the unit? In reality, winter window condensation is one of the most common cold-weather conditions in condos, and in many cases, it’s a predictable result of how modern buildings, windows, and indoor air behave during colder months.

Understanding what’s normal, what isn’t, and what you can control goes a long way in preventing damage and unnecessary stress.

What Causes Condensation on Condo Windows in Winter

Condensation occurs when warm, moisture-filled indoor air comes into contact with a cold surface. In winter, your window glass and frames are often the coldest surfaces in your unit. When humid air hits that cold surface, moisture drops out of the air and turns into water.

Condo buildings tend to amplify this effect for a few reasons:

Large expanses of glass are common in modern designs
Aluminum window frames conduct cold more readily than other materials
Condos are built to be relatively airtight, which limits natural moisture escape

The colder it gets outside, the colder the interior surface of the window becomes — increasing the likelihood of condensation forming.

Is Condensation on Condo Windows Normal?

In short: yes, some condensation in winter is normal.

Seeing moisture on windows during cold snaps does not automatically mean your windows are defective or that there’s a construction issue. In fact, newer and more energy-efficient buildings can experience condensation more frequently because they trap warm, humid air more effectively than older, draftier structures.

That said, there’s an important distinction between occasional condensation that clears and persistent moisture that lingers or worsens.

Why Some Condo Units Experience It More Than Others

Not all condo units experience condensation the same way. Several factors influence how much moisture shows up on windows:

Window orientation: North-facing units tend to have colder glass due to limited sun exposure
Floor level: Lower floors can be more sensitive to ventilation disruptions
Window type: Sliding windows often show condensation along tracks and frames
Air circulation: Units with restricted airflow see moisture accumulate faster

This is why it’s common to hear multiple owners in the same stack or orientation report similar issues.

The Role of Humidity — What Condo Owners Often Miss

Relative humidity is the single biggest driver of condensation in winter.

Many condo owners aim for a “comfortable” humidity level year-round, not realizing that acceptable indoor humidity must drop as outdoor temperatures fall. What feels comfortable at 0°C outside may be far too high during a -15°C cold snap.

As a general guideline, indoor humidity targets should drop as outdoor temperatures fall:

Outdoor Temperature	Recommended Indoor Humidity Range
Around 0°C	35–45%
Around -10°C	30–40%
Around -20°C	15–30%

These ranges reflect typical condo window performance in winter and help reduce the risk of condensation forming on glass and frames.

Everyday Activities That Quietly Increase Condensation

Many of the biggest contributors to winter condensation are everyday activities that don’t feel excessive on their own. Long hot showers, frequent cooking, running laundry, or using a dryer all add moisture to the air. Humidifiers set a little too high and multiple houseplants — especially when placed near windows — can further increase localized humidity.

Even layout choices matter. Furniture, blinds, or curtains positioned tight to glass restrict warm air from circulating across window surfaces, allowing the glass to stay colder and encouraging moisture to form. Over time, these small contributors can combine to push indoor humidity past safe winter levels.

Ventilation Matters More Than Most Owners Realize

Ventilation plays a critical role in managing moisture.

Bathroom and kitchen exhaust fans aren’t just for odours — they remove humidity. In winter, fans often need to run much longer than expected. It can take hours after a shower for moisture levels to return to baseline.

Make-up air supplied through corridors also matters. That dry winter air helps flush moisture from your suite. Sealing suite doors or blocking airflow can unintentionally trap humidity inside.

When Condensation Becomes a Real Problem

Condensation deserves closer attention when it becomes persistent or starts causing secondary issues. Moisture that continues even after humidity has been reduced, regular pooling or dripping water, staining on frames or drywall, or recurring mold growth are all signs that something more than seasonal condensation may be happening.

Issues that worsen during ventilation outages or appear to affect finishes, window assemblies, or neighbouring units often point to air-balance or ventilation concerns rather than simple lifestyle-related moisture.

Practical Steps Condo Owners Can Take Right Now

The most effective approach is consistent, measured adjustment rather than drastic changes. Monitoring indoor humidity with a reliable hygrometer allows owners to respond as outdoor temperatures fluctuate. Using bathroom and kitchen exhaust fans during — and well after — moisture-producing activities helps remove humidity before it can settle on cold surfaces.

Keeping windows unobstructed, avoiding plants or furniture tight to glass, and opening blinds during the day allows warm air to circulate and encourages evaporation. When condensation does appear, wiping it away promptly helps prevent staining, deterioration, and mold growth.

When to Involve Property Management

Property management should be involved when condensation persists despite reasonable humidity control or begins to show patterns beyond a single unit. Issues that appear across multiple floors, stacks, or during known ventilation disruptions suggest a building-level concern rather than an isolated lifestyle issue.

Providing clear documentation — including timing, outdoor temperatures, humidity readings, and photos — helps management and HVAC professionals determine whether ventilation, air balance, or system performance requires attention.

What Condo Owners Should Take Away

Winter window condensation is common in Toronto condos, especially during prolonged cold weather. In most cases, it comes down to managing the balance between indoor humidity, temperature, and ventilation — not failing windows or poor construction.

Knowing what’s normal, adjusting habits as temperatures change, and acting early when moisture becomes persistent can help protect your unit, finishes, and long-term value.

If you’re actively thinking about buying, selling, or upgrading within the condo market, it’s also worth understanding how building performance, ventilation, and maintenance can differ from one property to the next.

Looking for your next place? Explore a few of the neighbourhoods we specialize in and see what’s available across Toronto — and if you have questions about how a building actually lives day-to-day, we’re always happy to talk it through.

Jan 24

Love0

Suite Finishes at Sloane East & West Towers: What Renters Actually Get

By Mark Savel Purpose Built Rentals

Why Suite Finishes Matter More Than Ever

Toronto’s rental market has changed. Renters today aren’t just comparing listings — they’re comparing lifestyles. Many are coming from resale condos, past ownership, or high-end rentals where expectations around space, storage, and finish quality are already set. In that context, the difference between a good-looking suite and a genuinely livable one becomes obvious very quickly.

That’s what makes the East and West Towers at Sloane interesting. On paper, the specs are impressive. In person, what stands out is something quieter but more important: the suites feel intentional. Not rushed. Just well thought through, from layout to materials to the way you actually use the space day to day.

First Impressions: Why These Suites Don’t Feel Like Rentals

When we toured the East and West Towers, the reaction was immediate — these suites don’t present like typical rental units. The layouts feel resolved. Rooms are proportioned properly. Kitchens don’t feel like an afterthought tucked against a wall. Bedrooms have real storage solutions. It’s the kind of planning you usually associate with ownership product, not long-term rental.

What stood out most was how little compromise there was. Full-size appliances instead of scaled-down versions. Built-ins where you’d normally expect empty drywall. Floorplans that felt easier to furnish than many resale condos across the city. In a rental market where renters are often asked to “make it work,” Sloane flips that script.

Kitchens That Feel Ownership-Grade

Full-Size, Full-Function Appliances

One of the biggest tells in a rental suite is the kitchen — and at Sloane, it’s clear no shortcuts were taken. The kitchens feature full-size stainless steel KitchenAid® appliances, including five-burner ranges, French-door refrigerators, built-in microwaves, and full-sized, panel-ready dishwashers. These are appliances designed for people who actually cook, not just reheat.

In today’s market, many renters are coming from condos where appliance downsizing has become normal. Here, the experience feels closer to what you’d expect in a thoughtfully designed ownership suite.

Materials That Actually Hold Up

Beyond the appliances, the finishes themselves feel substantial. Italian-made kitchen millwork, quartz countertops paired with slab backsplashes, waterfall-edge islands in select suites, and LED under-cabinet lighting all contribute to kitchens that feel cohesive rather than decorative. These are finishes chosen for durability as much as appearance — something renters notice quickly once they move in.

Bedrooms & Storage: Where Sloane Quietly Wins

Storage is one of the most common pain points we hear from renters, especially those downsizing from larger homes or condos. Sloane addresses this head-on with built-in millwork, custom mudroom benches in select layouts, and walk-in closets where space allows.

What’s notable is how these built-ins are integrated. They don’t feel like add-ons. They feel planned — which makes bedrooms calmer, easier to organize, and more functional. Compared to many resale condos where storage is pushed to the margins, the layouts here feel noticeably more livable.

Bathrooms That Don’t Cut Corners

Bathrooms are another area where rental suites often fall short. At Sloane, the bathrooms feel finished, not stripped back. Grohe plumbing fixtures, glass shower enclosures, hand-laid mosaic shower tile, porcelain flooring, and custom vanities with quartz countertops all contribute to a space that feels considered.

Details like wall-mounted medicine cabinets and properly scaled lighting matter more than they get credit for. They make daily routines easier — and they signal that the developer was thinking beyond first impressions.

Ceiling Height, Light, and Flow

With nine-foot ceilings throughout, the suites immediately feel more open. That extra height changes how light moves through the space and makes furniture placement far more forgiving. Sofas don’t crowd walkways. Dining tables feel intentional rather than squeezed in.

It’s worth noting that many resale condos, even at higher price points, still struggle with awkward layouts despite similar ceiling heights. At Sloane, the benefit comes from how the space is proportioned — not just the numbers on paper.

Smart Features That Actually Improve Living

Sloane’s in-suite technology is practical rather than gimmicky. Keyless smart lock entry simplifies coming and going. Wi-Fi-enabled ecobee thermostats give residents real control over comfort. And included Rogers Ignite™ Gigabit internet removes one more setup task from move-in day.

These are features that quietly improve daily life — not tech for tech’s sake.

The Berkeley Collection: Rental, Fully Elevated

For renters looking for something even more refined, the Berkeley Collection represents the top tier of Sloane’s offering. Located on the penthouse levels and within select townhomes, these residences push the finish quality further.

Upgrades include Hansgrohe graphite fixtures, black stainless KitchenAid® appliances, Buster + Punch switches, premium herringbone flooring, upgraded Italian-imported millwork, and enhanced corridor and suite entry detailing. The result is a rental experience that competes directly with high-end ownership condos — without the long-term commitment.

How This Compares to Typical Toronto Rentals

Most purpose-built rentals still save money where tenants feel it most: kitchens, bathrooms, storage, and layouts. Sloane clearly made a different decision. The finishes aren’t just visually impressive, they’re consistent across the suite, and they hold up under use.

Who These Suites Are Actually Built For

These suites will resonate most with renters by choice — professionals, downsizers, and former owners who want quality without ownership responsibility. They’re for people who value livability over raw square footage, and who want their home to feel intentional rather than temporary.

Final Thought: Finish Quality Is the Real Luxury

After touring the East and West Towers, the takeaway was simple: Sloane’s suites feel finished. Not dressed up. Not compromised. Just well executed. In a rental market full of trade-offs, that’s what truly sets these homes apart… and lets not forget about the amenities!

If you’re comparing Sloane to condos or other rental buildings, the suite finishes deserve a closer look — because this is where the difference becomes obvious. Get in touch with us, by sending us a message below for latest availability and prices!

Jan 22

Love0

Sloane by Fitzrovia: West Tower Is Now Leasing

By Mark Savel Purpose Built Rentals

Sloane by Fitzrovia has officially entered its next phase. With the West Tower now open for leasing, one of Toronto’s most anticipated purpose-built rental communities is welcoming its first residents — and based on what we’ve seen firsthand, this release is going to move quickly.

This isn’t just another condo-style rental hitting the market. The West Tower represents a fully realized vision of what large-scale rental living in Toronto can look like when it’s designed intentionally from the ground up.

Sloane West and East Tower Terrace and Pool

What’s Opening: A Quick West Tower Overview

The West Tower is part of Fitzrovia’s three-tower Sloane community, located at Dufferin Street and Highway 401, directly across from Yorkdale Shopping Centre. It’s a true purpose-built rental, not a collection of investor-owned condos which immediately shows in how the building is managed, laid out, and maintained.

The West Tower includes a broad mix of suites ranging from studios to three-bedroom layouts, supported by full-time professional management, 24-hour concierge service, and a level of amenity infrastructure rarely seen in Toronto rentals.

West Tower Pricing Breakdown — What Rents Actually Look Like

Sloane’s West Tower pricing reflects its positioning as a premium rental offering, but with a surprisingly wide range depending on suite type and layout.

1-Bedroom Suites

One-bedroom suites range from approximately 576 to 579 square feet, with rents starting from the mid-$2,600s. These layouts are ideal for professionals, couples, and students who want a high-quality living environment without excess space.

The key difference here isn’t just size — it’s livability. Full-sized appliances, smart layouts, and real storage make these feel far more functional than many downtown condo one-beds.

2-Bedroom Suites

Two-bedroom suites range from roughly 760 to just under 900 square feet, with rents starting in the mid-$3,400s and scaling depending on size and floor level.

This category will likely be the most competitive. These suites work exceptionally well for roommates, couples who work from home, or small families looking to stay in the city without sacrificing comfort or amenities.

3-Bedroom Suites

True three-bedroom rentals are rare in Toronto — especially ones approaching 1,000 square feet. West Tower three-bedroom suites start just over $4,000 per month and are designed with families and downsizers in mind.

For renters who want space without the responsibilities of ownership, this is one of the strongest three-bedroom rental options currently available.

Rental Incentives — Why These Actually Matter

West Tower is launching with one of the more compelling incentive packages we’ve seen in the rental market — and importantly, these incentives are structured in ways that meaningfully reduce overall cost, not just headline rent.

Current incentives include:

Up to 150,000 Aeroplan points
Up to two months free rent on a 12-month lease
Six months of complimentary parking
One-year Costco membership

In today’s rental landscape, incentives like these matter. Rather than lowering face rents, they reduce effective monthly costs, offset everyday expenses, and reward longer-term tenancy — all while preserving the building’s long-term rental value.

Touring the Building — Why This Is the Most Complete Rental We’ve Seen

We recently toured the West Tower in person, and it’s difficult to overstate how comprehensive the building feels.

Toronto has no shortage of amenity-heavy buildings on paper. But in practice, many fall short, spaces are undersized, disconnected, or rarely used. Sloane is the opposite.

Every amenity here feels intentional, fully built out, and genuinely usable. From circulation and ceiling heights to lighting, materials, and sound control, the level of detail is unlike anything else we’ve toured in the city.

Simply put: no other rental building in Toronto currently offers this depth, scale, and execution when it comes to amenity space.

Amenities That Truly Set Sloane Apart

Fitness, Wellness & Recreation

The fitness and wellness offering at Sloane feels closer to a private athletic club than a condo gym. Residents have access to a full commercial-grade training facility, a dedicated basketball court, a resort-style pool, spa and sauna experiences, as well as yoga, Pilates, spin, and recovery-focused spaces.

These aren’t afterthoughts — they’re core to how the building is designed to be used day to day.

Social, Work & Everyday Living

Beyond fitness, the West Tower delivers an unusually deep set of lifestyle amenities. Co-working lounges, entertainment spaces, screening rooms, a bowling alley, karaoke lounge, kids’ Adventure Zone, dog spa, and private dog run all coexist without feeling crowded or chaotic.

This is the rare building where amenities don’t compete with each other — they complement how people actually live.

Suite Design & Finishes — Built Like a Home, Not a Rental

Inside the suites, the same attention to detail continues. Expect nine-foot ceilings, full-sized appliances, stone countertops, quality millwork, thoughtful storage, and smart home features.

These are homes designed for renters who plan to stay — not temporary stopovers.

Who Sloane’s West Tower Is Ideal For

Sloane’s West Tower works across multiple renter profiles:

Professionals who want amenities that support work-from-home and an active lifestyle
Families seeking space, security, and kid-friendly infrastructure
Downsizers looking for turnkey living without compromising quality
Post-secondary students who value transit access, security, and community

Few buildings manage to serve all four groups equally well. This one does.

Interested in Leasing at Sloane’s West Tower?

If you’d like help navigating availability, comparing floor plans, or booking a tour, reach out to us directly. We’ve walked the building, studied the layouts, and can help you determine whether West Tower is the right fit for your lifestyle and timeline!

Jan 21

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744–748 Marlee Ave & 111 Wenderly Dr: What’s Being Proposed

By Mark Savel Development Applications

A Quiet Stretch of Marlee, About to Change

At first glance, the stretch of Marlee Avenue just south of Wenderly Drive doesn’t immediately signal major change. Low-rise homes, modest density, and a streetscape that still feels transitional rather than transformed. But that’s exactly why the latest development application at 744, 746, 748 Marlee Ave and 111 Wenderly Dr is worth paying attention to.

A new proposal has been submitted to redevelop these four properties into a 13-storey mixed-use building, adding 200 new homes and ground-floor retail to a corridor that the City now sees as a key growth area. And while this may feel sudden to nearby residents, the reality is that this site has been edging toward redevelopment for years.

The Site, in Context

The subject lands sit on the west side of Marlee Avenue, just south of Wenderly Drive, roughly 500 metres from Lawrence West Subway Station. Together, the four parcels total about 2,168 square metres, with significant frontage along both Marlee and Wenderly.

Today, each lot is occupied by a low-rise residential dwelling. But from a planning perspective, this location checks many of the boxes the City is prioritizing right now: proximity to higher-order transit, placement on a major street, and adjacency to an area already experiencing steady redevelopment pressure.

What’s Being Proposed

The application supports a 13-storey mid-rise, mixed-use building designed to bring new housing density to Marlee Avenue while maintaining a stepped transition toward nearby low-rise neighbourhoods.

Here’s what’s on the table:

200 residential units, ranging from studios to three-bedroom layouts
Approximately 228 sq. m. of retail space at grade, focused on activating the Marlee/Wenderly corner
Total gross floor area: ~13,115 sq. m.
Floor Space Index (FSI): 6.04
45 vehicle parking spaces and 211 bicycle parking spaces
Over 800 sq. m. of indoor and outdoor amenity space

The proposal includes both indoor amenity areas and outdoor spaces at grade and on upper levels, reflecting the City’s continued emphasis on livability in higher-density buildings.

A Site with Development History

This isn’t the first time these properties have been positioned for change.

Back in 2019, the City approved an Official Plan Amendment and Zoning By-law Amendment for a 10-unit, four-storey townhouse development on a portion of the site (746 and 748 Marlee Ave and 111 Wenderly Drive). That approval included road widenings and site plan conditions, many of which were ultimately satisfied.

However, the townhouse project was never constructed.

The current application essentially rethinks the site under today’s planning framework — one that places far greater emphasis on transit-oriented density and mixed-use development along major corridors like Marlee Avenue.

Why the Zoning Needs to Change

At present, the four properties are split between Residential Detached and Residential Townhouse zoning categories. The proposal seeks to:

Redesignate the lands from Neighbourhoods to Mixed Use Areas in the Official Plan
Consolidate the site under a Commercial Residential (CR) zoning category

This change would allow for increased height, density, and a mix of residential and commercial uses — all elements that are restricted under the current zoning framework.

From a policy standpoint, the argument is straightforward: the site fronts a major street, sits near rapid transit, and aligns with the City’s growth strategy for intensification outside of stable interior neighbourhoods.

Marlee Avenue and the “Avenues” Effect

One of the most important background shifts here is Marlee Avenue’s identification as a new Avenue under the City’s updated planning policies.

Avenues are corridors where Toronto explicitly encourages mid-rise and mixed-use development to absorb population growth while protecting lower-density neighbourhoods elsewhere. In practical terms, that means sites like this are increasingly viewed as appropriate — even desirable — locations for taller, denser buildings.

Add in nearby subway stations, ongoing applications along Marlee, and the broader Growing Glencairn Study, and it becomes clear that this proposal isn’t happening in isolation. It’s part of a much larger recalibration of how this part of the city is expected to grow over the next decade.

Built Form and Neighbourhood Transition

While 13 storeys may sound tall in a low-rise context, the building has been designed with a series of step-backs and height transitions intended to soften its impact.

Key design elements include:

A lower five-storey portion at the north end near Wenderly Drive
Rear setbacks exceeding 12 metres from the lot line
Upper-storey step-backs to preserve light, sky views, and privacy
Landscaping buffers and screening along the west edge of the site

The intent is to maintain a clear transition from the Marlee Avenue corridor into the adjacent residential neighbourhood to the west.

What This Means for the Area

If approved, this project would add 200 new homes to a stretch of Marlee Avenue that’s already seeing steady intensification. For the City, that means progress toward housing supply targets in a transit-accessible location. For the neighbourhood, it signals a continued shift away from low-rise character along the main street.

It also reinforces a broader pattern we’re seeing across Toronto: sites once approved for townhouses or low-rise forms are being revisited as mid-rise or mixed-use projects as planning priorities evolve.

What Happens Next

The proposal requires both an Official Plan Amendment and a Zoning By-law Amendment, meaning it will go through a detailed City review process, including technical analysis and public consultation.

As with most applications of this scale, the final outcome may evolve — through revisions to height, massing, or unit mix — before a decision is reached. But the direction of travel is clear: Marlee Avenue is no longer being planned as a low-rise corridor.

For anyone tracking what’s being built in Toronto, this application is another data point showing where growth is being steered, and how quickly long-standing assumptions about certain streets are changing!

Jan 21

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What’s Being Proposed at 1711–1741 Eglinton Ave W?

By Mark Savel Development Applications

The development proposal at 1711–1741 Eglinton Avenue West sits on the south side of Eglinton, between Northcliffe Boulevard and Glenholme Avenue, on the northern border of Oakwood Village. Today, the site is occupied by a low-rise commercial strip plaza with ground-floor retail and a small number of residential rental units above. In planning terms, however, this property has become strategically important.

It is immediately east of the approved redevelopment at 1675–1685 Eglinton Avenue West, west of the Maria A. Shchuka Library, and within walking distance of the future Fairbank Eglinton Crosstown LRT station near Dufferin Street. City Planning has been reviewing these sites together, not as isolated proposals, but as part of a coordinated stretch of redevelopment along Eglinton West where land use, height transitions, access, and public realm improvements are intended to work as a system rather than parcel by parcel.

What’s Being Proposed at 1711–1741 Eglinton Avenue West

The approved application permits a 39-storey mixed-use building rising to 129.5 metres (excluding the mechanical penthouse). The building would contain a total gross floor area of approximately 26,800 square metres, translating to a density of about 12.8 times the area of the site.

From a planning perspective, this represents a significant increase over what is currently permitted under zoning, which capped the site at roughly eight storeys. That increase in scale is the reason both an Official Plan Amendment and a Zoning By-law Amendment were required.

Residential Breakdown

The proposal includes 427 residential units, with a unit mix designed to meet the City’s family-housing and complete-community objectives. The breakdown consists of studios, one-bedroom, two-bedroom, and three-bedroom units, with approximately 28 per cent of the suites having two or more bedrooms.

Included in the total are eight three-bedroom rental replacement units. These units are intended to replace existing rental housing currently on the site and are addressed through a separate Rental Housing Demolition and Replacement application, which runs parallel to—but distinct from—the zoning and Official Plan approvals.

The Ground Floor — Retail, Community Space, and the Public Realm

Retail and Community Space

At grade, the building is designed to remain active and publicly oriented. The proposal includes a modest amount of commercial-retail space along Eglinton Avenue West, maintaining a retail presence on the street rather than turning inward or becoming residential-only.

In addition, the applicant has proposed an approximately 363-square-metre indoor and outdoor community space at the northwest corner of the site, adjacent to the library. This space is being considered by the City as an in-kind Community Benefits Charge contribution. Its configuration allows it to function as an affordable commercial or community-oriented space, with a connected outdoor patio area that directly engages the sidewalk.

City staff have viewed this as particularly important given the site’s location within the broader Eglinton West and Little Jamaica planning context, where community-serving spaces and affordable commercial opportunities have been recurring themes in local consultations.

Streetscape and Open Space Improvements

The building is set back from Eglinton Avenue West to allow for a wider public realm. These setbacks create space for tree planting, street furniture, patios, and a clearer pedestrian zone—an improvement over the existing condition, where surface parking dominates the frontage.

Over time, once the planned rear public laneway is completed through adjacent redevelopments, the current vehicular driveway off Eglinton is intended to be removed and converted into landscaped, publicly accessible open space. In planning terms, this is a long-view approach that prioritizes pedestrian comfort and streetscape quality as redevelopment along the corridor continues.

Access, Parking, and the Laneway Strategy

Vehicular access for the building is proposed via a shared circular driveway from Eglinton Avenue West, coordinated with the adjacent development at 1675–1685 Eglinton Avenue West. This shared approach reduces curb cuts and anticipates future changes once the rear laneway becomes operational.

Parking is provided underground across three levels, with a total of 87 vehicle parking spaces. Bicycle parking is emphasized, with 486 bicycle spaces proposed, reflecting the site’s proximity to higher-order transit and City policies encouraging reduced auto dependence.

A key planning feature is the required conveyance of a three-metre strip of land at the rear of the site. This contributes to a planned east–west public laneway envisioned under existing Site and Area Specific Policies. While the laneway will only become functional once additional properties redevelop, it is central to the City’s long-term access and servicing strategy for this stretch of Eglinton West.

Why a Tall Building Was Approved Here

Policy Context and Official Plan Amendments

The site is designated Mixed Use Areas in the City’s Official Plan, a designation that supports a broad range of residential and commercial uses in locations well-served by transit. However, Site and Area Specific Policy 477 originally directed that tall buildings be concentrated closer to the intersection of Eglinton Avenue West and Dufferin Street, with mid-rise development elsewhere.

City Planning acknowledged that while this site is not directly at the intersection, broader policy direction has evolved. The lands fall within the boundaries of the Fairbank and Oakwood Protected Major Transit Station Areas, where provincial and municipal policy encourages higher densities near existing and planned rapid transit.

The approved Official Plan Amendment reflects this shift, allowing a tall building here while still requiring appropriate transitions, setbacks, and spacing.

Height Transitions and Coordinated Development

An important factor in the approval was how this building relates to its neighbours. To the west and east, taller and similarly scaled buildings have already been approved or proposed. City staff concluded that the 39-storey height provides a gradual transition moving eastward from the height peak near Dufferin Street, while maintaining adequate separation distances between towers.

Rather than viewing this site in isolation, Planning evaluated it as part of a coordinated cluster of redevelopment, where tower spacing, shared access, and aligned public realm improvements collectively shape the corridor.

Community Feedback and City Response

Public consultation for this proposal was conducted alongside the neighbouring 1675–1685 Eglinton Avenue West application. Residents raised concerns about height, density, shadow impacts, traffic, tenant displacement, and construction disruption.

City staff assessed these concerns through technical studies and design refinements. Shadow studies demonstrated limited incremental impact on surrounding public spaces, including nearby school grounds. Wind impacts were identified as an issue requiring further mitigation, and additional studies are being required before final zoning enactment.

Rental replacement and tenant matters are being addressed through a separate approval process, ensuring those issues receive focused review.

What This Signals for Eglinton West

Taken together, the approvals at 1711–1741 and 1675–1685 Eglinton Avenue West point to a clear planning direction for this stretch of the corridor. Eglinton West is transitioning from low-rise strip retail toward a denser, mixed-use, transit-oriented environment, with taller buildings concentrated near stations and coordinated across multiple sites.

This proposal reflects how the City is balancing growth with public realm improvements, community space, and long-term access planning, rather than approving height in isolation.

What Happens Next

While the Official Plan and Zoning By-law Amendments have been approved, several steps remain before construction can begin. These include finalizing wind mitigation measures, completing the rental housing demolition and replacement approvals, securing community benefit agreements, and obtaining Site Plan Control approval.

In other words, this approval establishes what can be built here—but how it ultimately looks and functions will continue to be refined through the next stages of the planning process.

Jan 21

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What Are They Building At 1675 & 1685 Eglinton Ave West?

By Mark Savel Development Applications

Another Eglinton West Site Headed for Change

Eglinton Avenue West continues to be one of Toronto’s most closely watched development corridors, and 1675–1685 Eglinton Ave West is the latest site to enter the planning pipeline. A formal application has been submitted to redevelop the property, replacing two existing low-rise rental buildings with a high-density, transit-oriented mixed-use project located on the northern border of Oakwood Village.

For anyone tracking what’s being built across the city, this proposal offers a clear example of how long-term transit investment and City planning policy are shaping the future of Eglinton West.

Where the Site Is — And Why It Matters

The subject site sits on the south side of Eglinton Avenue West, mid-block between Northcliffe Boulevard and Glenholme Avenue. It’s a stretch of the corridor that has been under steady pressure for intensification, largely because of its transit access.

The property is within walking distance of two Line 5 Eglinton Crosstown stations: Oakwood Station to the west and Fairbank Station to the east. Both stations are designated as Protected Major Transit Station Areas, a planning framework that encourages higher-density, transit-supportive development. Combined with Eglinton’s role as a major arterial road, this location is consistently identified as having capacity for growth.

What’s There Today

Today, the site is occupied by two 4-storey residential apartment buildings containing a total of 75 rental units. Between the buildings is a surface parking area with 23 spaces, which also accommodates vehicle access and garbage collection.

The existing buildings do not provide indoor or outdoor amenity space for tenants, and the overall site configuration reflects an older, low-density form of development that is increasingly uncommon along Eglinton West.

What’s Being Proposed

The proposal has since advanced through the City’s review process and is now supported by a City Planning Decision Report recommending approval of both the Official Plan Amendment and Zoning By-law Amendment.

The approved form of development is a 37-storey mixed-use building, standing 123.5 metres excluding the mechanical penthouse. The building is organized with a 4-storey base building along Eglinton Avenue West and a 33-storey residential tower above, a configuration City staff found appropriate for this stretch of the corridor.

In total, the project would contain 424 residential units, including 75 rental replacement units, and approximately 269 square metres of ground-floor commercial-retail space along Eglinton Avenue West. The total gross floor area is approximately 26,600 square metres, resulting in a density of roughly 12.6 times the area of the lot. This revised scheme reflects refinements made through the City review process and aligns with transit-oriented intensification policies.

Rental Replacement: A Central Part of the Application

Rental housing replacement remains a central requirement of the project and was a key consideration in City staff’s recommendation for approval.

The approved proposal confirms the replacement of all 75 existing rental units currently on site. These units will be secured through the zoning framework and a separate Rental Housing Demolition application, which addresses tenant assistance and relocation requirements.

The replacement units reflect the existing tenure and are part of a broader unit mix that includes studio, one-bedroom, two-bedroom, and three-bedroom units. City staff concluded that this approach satisfies Official Plan policies intended to protect existing rental housing while allowing for additional supply along major transit corridors.

As part of the approval process, a tenant relocation and assistance plan would be developed with the City to address the transition for existing residents.

Built Form and Design Approach

From a design standpoint, the proposal aims to balance height with street-level scale. The 4-storey base building establishes a consistent streetwall along Eglinton Avenue, helping maintain a pedestrian-friendly frontage and supporting retail activity at grade.

Above the base, the tower element is designed to be slender, with stepbacks intended to reduce its visual impact from the street and provide appropriate transitions to lower-scale residential areas to the south. The Planning Rationale emphasizes that this massing approach aligns with Official Plan policies and applicable urban design guidelines.

Planning Status: What’s Been Approved

As of June 2025, City Planning has issued a Decision Report recommending approval of both the Official Plan Amendment and Zoning By-law Amendment for 1675 and 1685 Eglinton Avenue West.

City Council adopted amendments that:

Permit a tall building on the site with a maximum height of 37 storeys
Establish site-specific zoning standards for height, density, setbacks, and massing
Secure a 3.0-metre rear land conveyance to support a future east–west public laneway
Coordinate shared vehicular access with the adjacent redevelopment at 1711–1741 Eglinton Avenue West

Final enactment of the zoning is subject to conditions, including approval of the related Rental Housing Demolition application and the submission of a revised pedestrian-level wind study.

How This Fits into the Bigger Eglinton West Picture

City staff evaluated the proposal within the context of the Eglinton West corridor, the Dufferin Focus Area policies, and the surrounding Protected Major Transit Station Areas at Oakwood and Fairbank.

While earlier planning frameworks concentrated the tallest buildings strictly at the Dufferin and Eglinton intersection, the City’s analysis notes that provincial policy and transit investment now support additional height in proximity to — though not directly at — that intersection. In this context, the 37-storey height was found to provide a reasonable transition down from nearby taller approvals while still delivering significant housing density near rapid transit.

The proposal also integrates broader public realm objectives, including widened sidewalks, future conversion of the shared driveway into publicly accessible landscaped space, and contributions toward a continuous rear public laneway. Taken together, City staff concluded that the project represents an appropriate evolution of this section of Eglinton West.

What Happens Next

With City Council’s adoption of the Official Plan and Zoning By-law Amendments, the project moves closer to implementation. Remaining steps include final approval of the Rental Housing Demolition application, satisfaction of outstanding technical conditions, and completion of the Site Plan Control process.

As with many large projects, design details related to landscaping, wind mitigation, and the public realm will continue to be refined. Still, the approval marks a significant milestone — confirming that a tall, mixed-use building is now permitted on the site.

For anyone watching how Eglinton West is changing, 1675–1685 Eglinton Avenue West now stands as a clear example of how transit, housing policy, and corridor planning are reshaping the avenue block by block.

Jan 20

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What’s Proposed for 589–599 Lawrence Avenue West

By Mark Savel Development Applications

Where Is 589–599 Lawrence Avenue West?

The properties at 589–599 Lawrence Avenue West sit along a well‑established stretch of Lawrence Avenue, west of Bathurst Street and East of Allen Rd. This portion of Lawrence functions as a key east–west corridor, lined with a mix of low‑rise residential homes (usually bungalows), small apartment properties, and nearby residential streets just beyond the main road.

From a planning perspective, Lawrence Avenue West has long been identified as a corridor capable of accommodating additional housing without disrupting surrounding low‑rise neighbourhoods. That context is important, because the proposal for this site is less about a single project and more about how the City intends corridors like Lawrence to evolve over time.

What’s Currently on the Site?

Today, the site is occupied by a collection of low‑rise buildings. These are single‑storey structures that reflect an older, auto‑oriented version of Lawrence Avenue and relatively low‑density given the size and location of the property.

Under current City policy, sites like this are often described as “underutilized,” not as a criticism of their use, but because they occupy valuable land near transit, services, and employment while housing very few people. This gap between land value and housing output is exactly what the City’s planning framework is trying to address.

What Is Being Proposed?

According to the City of Toronto’s Decision Report, the approved proposal for 589–599 Lawrence Avenue West is not a typical condo or mixed-use project, but a two-building, low-rise institutional and rental residential development.

Specifically, the project includes:

Two separate low-rise buildings on the assembled site
A 3-storey institutional building (13.1 metres, excluding mechanical penthouse) fronting the corner of Lawrence Avenue West and Englemount Avenue, which will ultimately house the Institute for Advanced Talmudic and Halachic Studies
This building will function as a religious study centre (Kollel), dedicated to advanced post‑graduate religious scholarship
A 4-storey rental residential building (13.6 metres, excluding mechanical penthouse) fronting Lawrence Avenue West, intended to serve as a residential component associated with the Institute, accommodating students and families connected to the program
16 purpose-built rental units in total, the vast majority being family-sized

From a housing perspective, the unit mix is notable:

15 three-bedroom units (94% of all units)
1 one-bedroom unit

Importantly, this is a 100% rental project. There are no condominium units proposed, and the rental tenure is secured through City agreements.

What Is a Kollel? (In Plain English)

A Kollel is a post‑graduate religious study institution, typically focused on advanced Jewish learning. Unlike a traditional school campus, a Kollel is generally small‑scale, community‑oriented, and centred on full‑time study rather than large lectures or public events.

In practical terms, this means:

The building functions more like a quiet academic or research centre than a place of worship
Daily activity is largely daytime study, not event‑driven gatherings
The associated residential building allows students and their families to live on site, reducing commuting and traffic impacts

For planning purposes, the City treats a Kollel as a low‑intensity institutional use, which is why it can be accommodated within a Neighbourhoods designation when designed at an appropriate scale.

Rental Replacement — A Key Part of the Approval

One of the most consequential aspects of this application is the treatment of existing rental housing.

Currently, the site contains six rental dwelling units spread across older one-storey houses. Under Toronto’s Rental Housing Demolition and Conversion By-law, those units must be replaced — and in this case, the City required more than a simple one-for-one swap.

The approved proposal includes:

Six replacement rental units, all three-bedroom
Units sized at approximately 134 square metres, exceeding the size of the existing rental units
Affordable rent levels as defined by the City’s Official Plan
Rental tenure secured for at least 20 years, with affordability protected for a minimum of 10 years

Tenants in the replacement units will also have access to:

Ensuite laundry
Central air conditioning
Bicycle and visitor parking
All indoor and outdoor amenities within the development, at no extra cost

From a policy standpoint, this replacement package is a major reason the City supported the application.

Built Form, Height, and Neighbourhood Transition

While the project adds density, it does so within a very controlled envelope.

The total density is 1.46 times the lot area, which is modest by corridor standards. Building heights are capped at four storeys, consistent with the permissions under the Official Plan and Site and Area Specific Policy 559, which governs this stretch of Lawrence Avenue West.

A key design feature is the rear angular plane:

The buildings step back from the south property line
A 45-degree angular plane is maintained to limit shadowing and overlook
Rear setbacks increase on upper storeys, creating a softer transition to the single-detached homes on Fairholme Avenue

This is deliberate corridor planning — keeping height and mass on Lawrence Avenue while protecting the lower-rise neighbourhood behind it.

Traffic, Access, and Streetscape Changes

From a transportation standpoint, the City concluded that the project will have minimal impact on local traffic patterns.

Notable changes include:

A reduction in driveways along Lawrence Avenue West from six to one, improving pedestrian safety
Vehicle access shifted primarily to Englemount Avenue
36 parking spaces provided (24 residential, 12 institutional), plus five pick-up/drop-off spaces
23 on-site bicycle parking spaces, with an additional 10 publicly accessible bike parking spaces

City staff accepted the Transportation Impact Study, concluding that the surrounding road network can accommodate the additional trips without intersection upgrades.

Why This Proposal Was Supported by the City

In recommending approval, City Planning staff highlighted several factors:

The site is considered underutilized given its frontage on a major arterial road
The proposal conforms with the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe
Height, density, and massing align with Neighbourhoods policies and SASP 559
All existing rental housing is replaced with larger, family-sized units at protected rents

In short, the City viewed this project as a textbook example of gentle intensification — adding housing where policy encourages it, without pushing height into surrounding residential streets.

What Happens Next

Although the zoning amendment and rental housing demolition application have been recommended for approval, additional steps remain.

Before construction can proceed:

Final Site Plan approval must be secured
Conditions tied to servicing, tree replacement, and transportation must be satisfied
Required agreements will be registered on title to secure rental replacement and affordability commitments

For nearby residents, the takeaway is that this is a low-rise, policy-compliant project with long-term rental housing baked into its approval and not another speculative high-density redevelopment.

This application also offers a clear window into how future Lawrence Avenue West projects are likely to be evaluated: modest height, strong transitions, and rental protection as non-negotiables.

What Happens Next

The proposal is currently part of the City’s planning review process. That means:

City staff will assess the application against planning policy
Community consultation may occur as part of the review
Revisions can be requested before any approvals are granted

At this stage, the project is proposed, not approved. The final outcome will depend on planning feedback, potential adjustments, and City Council decisions.

For residents and buyers watching Lawrence Avenue West, this application is best viewed as part of a broader, long‑term shift toward mid‑rise housing along Toronto’s main corridors, rather than an isolated redevelopment.

Jan 20

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The Best Websites to Research Sold Home Prices in Toronto

By Mark Savel Advice For Sellers

Why Sold Prices Matter More Than List Prices in Toronto

In Toronto, list prices are often more of a strategy than a statement of value. Homes may be priced deliberately low to attract multiple offers, or ambitiously high to test the market. Either way, the number that ultimately matters is what a property actually sells for. That final sale price is where expectations meet reality — and it’s the benchmark buyers and sellers should be paying attention to.

For buyers, sold prices provide grounding. They reveal what the market is willing to pay, not what sellers are hoping for. For sellers, they form the backbone of accurate pricing decisions, helping avoid the costly mistake of overshooting and sitting stale. In a city where timing, competition, and micro‑neighbourhood dynamics matter, sold data isn’t just helpful — it’s essential.

That said, not all sold-price information is created equal. Understanding where the data comes from (and its limitations) is just as important as the numbers themselves.

Realtor.ca — The Foundation of Toronto Real Estate Data

If there’s one place every Toronto home search begins, it’s Realtor.ca. This is the official public-facing platform of Canada’s MLS system, and it’s where active real estate listings are first published and syndicated. Nearly every legitimate listing you see online starts here before appearing elsewhere.

What Realtor.ca does exceptionally well is provide consistent, up-to-date listing information straight from the MLS. What it does not do in Ontario, however, is display sold prices publicly. That’s an important distinction — and the reason so many third-party websites exist.

Those other platforms aren’t replacing Realtor.ca. They’re building on top of it, pulling in listing data as their foundation and then layering on historical sales, analytics, and estimates once transactions close. Understanding this hierarchy helps set expectations for accuracy and timing.

How Third-Party Websites Show Sold Prices (And Why Results Differ)

After a property sells, details eventually become part of the MLS record. Third-party websites access this information in different ways, at different speeds, and with different presentation styles. Some update quickly. Others lag. Some prioritize visuals and charts, while others focus on simplicity.

This is why you may see a sold price on one website but not another — or see slightly different numbers across platforms. Timing, data refresh cycles, and how sales are interpreted all play a role. None of this means the data is intentionally misleading; it simply reflects how complex real estate reporting can be.

The key takeaway: these platforms are tools, not official records. They’re incredibly useful, but they’re not infallible.

About “Estimated” Sold Prices — Helpful, But Handle With Care

Some websites go a step further by publishing estimated sold prices before a sale is officially confirmed. These estimates are typically generated using algorithms that analyze comparable properties, historical trends, and nearby sales activity.

In uniform neighbourhoods with consistent housing stock, estimates can be directionally helpful. They may give buyers and sellers an early sense of where a sale likely landed. But in Toronto — a city full of unique homes, renovations, loft conversions, and one-off transactions — estimates can miss the mark.

Renovation quality, seller concessions, urgency, and even closing terms can all meaningfully affect a final price. Algorithms can’t see those details. That’s why estimated prices should always be treated as a starting point, never a conclusion.

The Best Websites to Research Sold Prices in Toronto

HouseSigma

HouseSigma is one of the most widely used platforms for researching sold prices in Toronto. It offers historical sales data, neighbourhood trends, and visual charts that make it easy to explore how prices have moved over time.

It’s particularly useful for buyers who want to dig into past sales activity and get a sense of momentum. However, HouseSigma also displays estimated sold prices in some cases, which should be approached cautiously — especially for unique or heavily renovated properties.

Best used as a research companion, not a final authority.

Zoocasa

Zoocasa provides a clean, user-friendly interface with solid coverage of sold listings across Toronto. It tends to focus more on confirmed sales rather than heavy predictive overlays, making it a good option for straightforward checks.

While it may not offer the same depth of analytics as some competitors, its simplicity is often a strength. It’s especially helpful for quick validation when cross-referencing multiple sources.

Zolo

Zolo is another reliable option for browsing sold homes in Toronto. It offers clear filters and a straightforward presentation of recent sales, making it easy to see what’s happening in a specific area.

It works well as a secondary verification tool, particularly when you want to confirm whether a sale has been broadly reported across platforms.

Property.ca

Property is especially popular among condo buyers, thanks to its building-level insights and downtown focus. For those researching specific condo developments, it can provide helpful historical context.

That said, sold-price accuracy can vary building by building, and estimates should be treated with care. It’s a strong niche resource, but not a complete market picture on its own.

Strata

Strata combines brokerage-level insights with consumer-facing tools, offering sold data alongside market commentary. Its approach can feel more curated, which some users appreciate.

Like all third-party platforms, it’s best used in conjunction with others — particularly when pricing decisions are involved.

Why Online Sold Prices Still Don’t Tell the Full Story

Even when sold prices are accurate, they rarely tell you why a home sold for what it did. Condition, layout, upgrades, competition, timing, and negotiation dynamics all matter — and none of those show up neatly in a data table.

Two homes can sell for the same price and represent completely different outcomes. Without context, it’s easy to draw the wrong conclusions.

How We Use Sold Data When Advising Buyers and Sellers

When we analyze sold prices, we don’t look at them in isolation. We compare similar homes, adjust for condition and timing, and consider the broader market environment. Data is the foundation — but interpretation is what turns information into insight.

That’s especially important in Toronto, where small differences can have big pricing implications.

Final Thoughts: Use the Tools — But Know Their Limits

Realtor.ca remains the foundation of Toronto’s real estate ecosystem. The other platforms add layers of insight, convenience, and accessibility — but they’re still just tools.

Used thoughtfully, sold-price websites can help you ask better questions and spot meaningful trends. Used blindly, they can create false confidence. The difference lies in understanding both what the data shows — and what it doesn’t.

If you’re trying to understand what homes are actually selling for in your neighbourhood, and what that means for your next move, we’re always happy to help interpret the numbers – drop us a note below!