Ask most Torontonians what Yorkdale conjures up and they’ll picture a gleaming cathedral of luxury retail—Gucci bags, Apple launches, the whole nine yards. Fair! But plant yourself just outside those revolving doors and you’ll discover a neighbourhood that quietly levels‑up your daily routine. From dirt‑cheap car‑wash memberships to secret lattés away from the food‑court frenzy, living near Yorkdale is basically a life hack in postal‑code form.
Yorkdale Shopping Mall
Below, five perks even seasoned shoppers might have missed (plus a quick‑fire spec sheet if you’re sizing up a move).
1. Retail & Outlet Double‑Dip
Yes, you’re footsteps from the world‑class Yorkdale Shopping Centre—handy when you shatter your phone screen and need Genius Bar triage stat. But the real wallet saver is a seven‑minute stroll west to Orfus Road’s factory‑outlet row. Roots hoodies at half price, Nike kicks on permanent clearance, boxed kitchen gadgets you didn’t know you needed—errand day suddenly feels like a covert sample sale.
Pro tip: Tack on a weekday morning run to dodge weekend bus‑tour crowds. Your future self (and closet) will thank you.
2. Transit & Travel Hacks in Your Pocket
Living beside a subway station is nice. Living beside Yorkdale Stationand a full GO Bus terminal is downright smug. Swipe onto the TTC for a 20‑minute ride downtown, or board GO Bus Route 94 straight to Pearson when a last‑minute seat‑sale pings your inbox. No Uber surge, no long‑term parking tab.
Driving? Theres ample free parking on site — and cyclists get a secure Bike Room complete with lockers so you’re not playing street‑lock roulette.
3. Unlimited Car Wash
Salt, slush, and construction grime can make your car look like it’s auditioning for a Mad Max sequel. Enter Crosstown Car Wash Yorkdale. For roughly the cost of a monthly streaming bundle ($24.99), their unlimited‑wash club keeps your ride shiny year‑round—plus free vacuums for a quick interior detox.
4. Off‑Mall Food & Coffee Gems
COPS Doughnuts
Skip the food‑court lineup and wander a block or two for flavours you won’t find under the mall’s skylights:
Cocoon Coffee, 855 Wilson Ave – tiny, plant‑filled, laptop‑friendly; their honey‑lavender latte has a cult following.
COPS Doughnuts– hot, made-to-order mini donuts best devoured while they’re still warm.
Amico Bakery on Dufferin – cannoli so crisp they crack audibly. Arrive early; nonna’s already in line.
Lady York on Dufferin – Italian grocery stalwart with a legendary deli counter and fresh weekly specials.
Your taste buds (and Instagram feed) just got a promotion.
5. Greenspace & Purpose‑Built Perks
Downsview Park
A luxury mall address might not scream “outdoor oasis,” yet Downsview Park is a single subway stop north—290 acres of running trails, summer concerts, and an urban farm market that sells out of sourdough by 10 a.m.
Looking to rent before you buy? Sloane by Fitztrovia sits right beside the park. Think boutique‑hotel lobby vibes plus resident‑only bowling alley, PS5 gaming lounge, kids’ jungle‑gym zone, and co‑work suites outfitted with a few extra private booths. Purpose-built living also comes with a few extra perks you won’t find when you rent an ordinary condo unit.
Mix of young professionals, airport‑commuters & long‑time locals
*Scores via Walk Score and TTC trip planner.
Is Yorkdale Your Next Neighbourhood Move?
If you crave designer shopping at 9 a.m., freshly baked donuts at noon, and need to catch a flight at Pearson by 7 p.m.—all while paying less than downtown rent—Yorkdale might be your Goldilocks zone. And should you prefer turnkey renter perks over negotiating with an investor landlord, Sloane by Fitztrovia has a bowling lane with your name on it.
Ready to chat strategy or book a tour? shoot us a message below —we’ll walk (or bus) you through next steps.
Selling a home in Toronto comes with plenty of moving parts—literally and financially. While the goal is usually to walk away with a tidy profit, it’s worth knowing what expenses could chip away at your bottom line. From staging to legal fees and everything in between, here’s a breakdown of what sellers can expect to spend.
Real Estate Commissions: The Big One
Real estate commissions are often the largest cost in a home sale. In Toronto, it’s standard to pay between 3.5% and 5% of the final sale price, with that amount typically split between the buyer’s and seller’s agents.
While it may seem steep, this fee covers professional marketing, buyer negotiations, and the guidance of experienced agents who can help you sell faster and higher. And yes—commission rates can sometimes be negotiated, especially on higher-end properties.
Meet our team to see how we advocate for every dollar on your behalf.
Legal Fees: Closing with Confidence
Expect to spend between $1,500 and $2,500 in legal fees. That includes the cost of preparing documents, discharging your mortgage, completing title transfers, and managing disbursements like wire transfers or title insurance.
Your real estate lawyer will ensure the closing goes off without a hitch—so this is one area where cutting corners could cost more in the long run.
Mortgage Discharge & Prepayment Penalties
If you’re breaking your mortgage early, be prepared for additional fees. These usually include:
Admin/legal/registration fees (~$250–$500 total)
A prepayment penalty (either 3 months’ interest or an Interest Rate Differential—whichever is higher)
The exact amount varies depending on your lender and mortgage terms. Request a quote from your bank ahead of time so you’re not blindsided at closing.
Physical staging can cost $4,000–$10,000, depending on the size of the home and length of time it’s staged.
Photography and virtual tours typically range from $500–$1,000, though high-end packages can go higher.
It may seem like a lot up front, but well-staged homes tend to sell faster and for more money—often recouping that cost and then some.
Status Certificate (For Condo Sellers)
If you’re selling a condo, buyers will likely request a status certificate, which outlines the financial and legal health of the building. In Toronto, sellers are usually responsible for covering the ~$100 (plus HST) fee.
Make sure to order it early to avoid delays once your property hits the market.
Moving Costs: Don’t Forget the Finish Line
Once the deal is done, it’s time to pack—and that comes with its own price tag. Professional movers in Toronto typically charge:
$1,500–$2,500 for local moves, depending on home size and complexity
More for long-distance or full-service packing/moving combinations
Budget a bit extra if you need short-term storage or specialized services (like moving a piano).
Capital Gains Tax (If It’s an Investment Property)
If the home you’re selling is your principal residence, you’re off the hook for capital gains.
But if it’s an investment or secondary property, 50% of the profit is taxable as income. The amount you owe will depend on your marginal tax rate and how long you held the property.
Keep good records—renovations, legal fees, and realtor commissions can often be deducted from your gain.
Selling comes with its share of expenses—but it doesn’t have to come as a surprise. With a clear view of the costs involved, you can plan better, price smarter, and maximize your returns.
When you’re house hunting in Toronto, most of your mental energy is spent calculating down payments, monthly mortgage costs, and whether you can stretch that budget for the home just one block closer to the subway. But behind the sticker price lurks a less obvious layer of expenses that can quickly add up — and if you’re not prepared, they can feel like a surprise punch to your closing-day excitement.
Let’s pull back the curtain on the hidden costs of buying a home in Toronto — from taxes to title insurance and everything in between.
Quick Reference: Hidden Costs Breakdown (based on a $1.5M purchase)
Cost Category
Estimated Range
Notes
Land Transfer Taxes
$52,950+
Applies to a $1.5M home in Toronto (includes provincial + municipal)
Luxury LTT (>$3M homes)
3.5%–7.5% on price tiers
Progressive rates depending on home value
Legal Fees
$1,500–$2,500
Varies by complexity of the deal
Title Insurance
$300–$800
One-time cost
Home Inspection
$400–$700
Add $200+ for specialty inspections
Adjustments
$500–$2,000+
Reimbursement for seller-paid property taxes, fees
Moving & Set-Up Costs
$3,000–$5,000
Movers, utilities, locksmiths, furniture gaps
CMHC Insurance (if <20% down)
Varies by loan size
Mandatory for high-ratio mortgages
1. Double Land Transfer Taxes in Toronto
Toronto is one of the few cities in Canada where homebuyers are hit with two land transfer taxes — one from the province, and one from the city itself.
Ontario Land Transfer Tax (LTT): Scaled based on the purchase price. For example, a $1.5M home results in roughly $26,475.
Toronto Municipal LTT: Also scaled — for the same $1.5M property, you’d pay another $26,475.
Total land transfer tax bill? About $52,950.
What About the Luxury Tax?
Toronto applies an extra tier of LTT to homes over $3 million:
3.5% on the portion between $3M–$4M
4.5% between $4M–$5M
5.5% from $5M–$10M
6.5% from $10M–$20M
7.5% over $20M
That’s a steep climb if you’re in the luxury bracket — and one worth modeling out in advance.
Closing a real estate deal requires a real estate lawyer — full stop. And those services come with fees:
Legal fees: Typically $1,500–$2,500 depending on complexity
Title insurance: $300–$800 (a one-time cost)
These protect you against future claims on the property, unpaid liens, or title defects. While some might consider shopping around, this isn’t the place to skimp.
3. Home Inspections (and Re-Inspections)
An inspection is your home’s pre-purchase report card. Costs can vary, but expect:
$400–$700 for a standard inspection
Add $200+ if you need specialized inspections (e.g., sewer scopes, radon, pool inspections)
Even in competitive markets, we always recommend getting one if you can. It’s peace of mind money well spent.
4. Prepaid Utilities, Taxes, and Adjustments
Your closing documents will include adjustments — costs the seller has prepaid (like property taxes or condo fees) that you’ll need to reimburse them for.
Example: If the seller prepaid July’s property taxes and you take possession mid-month, you’ll owe them for the remaining days.
These aren’t huge line items individually, but can still add hundreds to thousands to your final bill.
5. Moving Costs, Hookups & Set-Up Fees
Let’s not forget the final stretch of the journey — actually moving in.
Here’s a quick breakdown:
Moving company: $2,000–$3,000 (more if you’re moving cross-city or have a ton of stuff)
Utility hookups: $50–$200 depending on providers
New locks & security updates: Often overlooked, but recommended ($200–$500)
Appliances or furniture gaps: First-time buyers especially feel this one
Pro tip: budget $3,000–$5,000 for this phase alone, depending on your situation.
Final Thoughts: Budget Beyond the Purchase Price
Buying a home in Toronto is a huge milestone — and a financial stretch for most. But knowing what’s coming can ease that pressure. When we work with buyers, we break down all these costs upfront so there are no surprises come closing day.
If you’re planning a purchase, let’s talk. We’ll help you budget smart, negotiate better, and avoid getting blindsided by the hidden extras.
We’ve seen it all. One buyer found their dream condo and closed in under 24 hours. Another? They patiently searched for the perfect detached in midtown—over two and a half years later, they got the keys. So, how long does it really take to buy a home in Toronto?
The truth is: there’s no one-size-fits-all answer. But there is a rhythm to the process, and once you know what to expect, it becomes a whole lot easier to plan. From financing to final keys, the timeline can stretch or shrink depending on how the stars align—or don’t.
The Step-by-Step Timeline (Toronto Edition)
1. Mortgage Pre-Approval (1–4 weeks)
Before you start swiping through listings or scheduling showings, talk to a mortgage advisor. A pre-approval tells you how much you can afford—and it makes you a serious buyer in the eyes of sellers. Plus, you’ll save time down the road by having your documents reviewed and income verified early on.
2. House Hunting (1 month to 1+ year)
This is where timelines vary the most. If you’re looking for a unicorn (like a south-facing hard loft with parking and low maintenance fees), be prepared to wait. But if your must-haves are flexible, you could be touring properties and making offers within weeks.
The season also matters—spring and fall tend to have more listings, while summer and winter slow down. Being ready to view properties quickly and having a responsive agent can make all the difference.
3. Offer & Negotiation (1–10 days)
Once you’ve found “the one,” things move quickly. Your agent will run comps, draft an offer, and submit it—often within 24 hours. From there, sellers may counter, reject, or accept. In hot markets, bidding wars can condense this step to hours.
Having your deposit ready and being flexible with closing dates can help your offer stand out. Your agent’s experience negotiating terms is crucial here.
4. Conditional Periods (5–10 business days)
If your offer includes conditions (like financing or a home inspection), you’ll need time to clear them. Most conditions are resolved within a week—but the clock starts ticking the moment the offer is accepted. This is your due diligence window to walk away penalty-free if needed.
5. Closing Period (30–60 days)
This is the legal handoff: your lawyer handles title searches, insurance, requisitions, and funds transfer. Most closings in Toronto land between 30 and 60 days—but longer or shorter timelines are sometimes negotiated based on the buyer/seller needs.
In this stage, you’ll sign the final documents, finalize mortgage paperwork, and ensure your down payment is in place. Your lender and lawyer will coordinate with the seller’s team to make sure everything runs smoothly.
What Slows Buyers Down?
A few common culprits:
Financing snags — delayed documents or new credit issues can stall mortgage approval.
Inventory droughts — low supply means buyers are stuck waiting for the right listing.
Analysis paralysis — some buyers struggle to commit, especially in shifting markets.
Life interruptions — personal or financial changes can pause a search unexpectedly.
Our record for the longest buyer search? 2.5 years from first showing to firm deal. They waited, watched, and ultimately bought with total confidence. In contrast, another client closed in less than a day by walking into an open house, falling in love, and making a cash offer on the spot.
Sometimes it’s about timing. Other times, it’s about persistence.
Speed It Up — How to Buy Faster
If you’re eager to get into your new home sooner, here are a few tips:
Get pre-approved before you browse
Work with an agent who knows the local landscape (that’s us)
Set clear must-haves vs. nice-to-haves
Be ready to act fast when the right listing appears
Don’t wait for the “perfect” property—sometimes 90% perfect is perfect enough
Stay organized with paperwork, and have your deposit liquid and accessible
Yes—with cash and a willing seller, we’ve seen it happen in under 24 hours. But it’s rare and depends on fast lawyers, quick due diligence, and no mortgage.
Do cash offers close faster?
Usually, yes. Skipping mortgage approval can shave weeks off the process. But you’ll still need legal review, insurance, and coordinated timing with the seller.
How long does a mortgage take in Toronto?
2 to 4 weeks is typical, assuming you’re responsive and the lender isn’t backed up. Submitting complete documents early helps avoid hiccups.
What happens if the seller wants a longer closing?
You negotiate! Most sellers are flexible, especially if the offer price is strong. Some buyers use longer closings to save more or avoid overlapping rent.
Can I start the process before I’m “100% ready” to buy?
Absolutely. Meeting with a mortgage advisor or agent early helps you understand your options, even if you’re months away from making an offer.
Final Thoughts: Everyone’s Timeline Is Different
Some buyers binge open houses for months before pulling the trigger. Others? Love at first sight.
At TorontoLivings, we adapt to your pace. Whether you’re ready to buy tomorrow—or just starting to explore—we’ll walk you through every step, from setting your budget to handing you the keys.
There’s no pressure—only guidance, support, and expert insight tailored to your journey. Connect with us by leaving a message below!
If you’re a homeowner in Toronto considering your next move, one of the most common—and stressful—questions you’ll face is: should I sell before I buy? It’s not just a logistical question, but a financial and emotional one. Do you lock in your next dream home first, or secure top dollar for your current property before making your move?
When you sell first, you’re not guessing what your home might fetch—you know. That clarity shapes everything from your down payment to your total budget.
Take one of our recent clients: they were casually eyeing move-up homes in the west end but hadn’t nailed down what they could afford. After selling their place above asking, they suddenly had more buying power—and the confidence to land a bigger home that checked every box.
2. More Leverage as a Buyer
A firm sale in your back pocket gives you leverage. You can make clean offers without a “sale of property” condition—something sellers love to see. In hot or even balanced markets, this makes your offer stand out and increases your negotiating power.
Translation? You could save money on the purchase side just by being ready to move.
3. Avoid Carrying Two Properties
Buying first means you might own two homes at once. That comes with double mortgage payments, double utilities, double everything.
Some turn to bridge financing, which lets you “bridge” the gap between buying and selling—but it’s not always ideal. Rates can be steep, and you’ll need a firm sale agreement to qualify.
Selling first means you avoid that stress entirely.
But What About Finding Your Next Place?
This is the biggest fear, right? Selling your home and not finding something you love in time. Totally fair—but manageable.
There are ways to bridge the gap without panic:
Flexible closings: Negotiate a long closing window on your sale. Many buyers are happy to accommodate if it means landing a great home.
Short-term rentals: Toronto has more tons of furnished and month-to-month rental options — we can help you rent something temporary that fits your timeline.
Lease-back arrangements: In some cases, you can rent your home back from the buyer after closing. It buys you time and saves the hassle of a full move-out.
Family and friend networks: Some sellers choose to bunk with family or trusted friends short-term—cozy? Maybe. Cost-effective and flexible? Absolutely.
Plus, when you’ve already sold, you can shop for your next place with less pressure. You’re not competing against your own ticking clock. That freedom often leads to better decision-making—and better purchases.
In our experience, with a smart plan and a bit of patience, finding the right place after selling is totally doable—and often, even preferable!
Why Buying First is Riskier Than It Sounds
On paper, it might feel safer to lock in your next home first. You get to secure your dream space and transition smoothly—at least in theory. But in practice, this approach often backfires, especially in unpredictable markets.
Here’s what can go wrong:
You could overpay due to urgency: When you’re racing the clock to buy before selling, your decisions are often emotionally charged. You’re less likely to negotiate assertively or wait for the right fit.
You might have to accept a lower offer on your own home: To avoid juggling two properties, many buyers-turned-sellers will settle for a less-than-ideal price just to wrap things up quickly.
You may need bridge financing—or worse, carry two mortgages: Bridge loans come with added costs and qualification requirements. And if your home takes longer to sell, you could end up on the hook for two sets of housing expenses, which puts serious strain on your finances.
Market shifts can catch you off guard: If the market cools after you buy but before you sell, you could be left with less equity than you expected—or worse, stuck with a home that lingers on the market.
At the end of the day, buying first trades certainty for comfort. But that comfort is short-lived if the numbers—or the timing—don’t work in your favour.
What We Tell Our Sellers
Selling first puts you in the driver’s seat. You know your numbers, your timing, and your game plan. From there, it’s easier to pivot, shop smart, and act quickly when the right listing hits the market.
Yes, bridge loans exist—but we don’t recommend relying on them as a strategy. Think of them more as a parachute, not a flight plan.
Our approach: prep your home well, list with confidence, sell strong—then buy smart. That’s how you lead with strength.
Final Thoughts – Lead with Strength
Buying and selling at the same time is tricky. But by selling first, you control the pace—and your financial footing. You’re not scrambling. You’re not stretching. You’re stepping into your next home with clarity and confidence.
Thinking of selling first? Let’s talk strategy, timelines, and what your home could be worth. Reach out to us here— or send us a comment below.
Whether you’re just starting to think about selling or you’re already prepping your home for showings, one big question always comes up: what’s it worth? In a city like Toronto—where prices shift block by block and demand can turn on a dime—accurate property valuation is more art than science.
But don’t worry: it’s not a guessing game either. Good realtors rely on a blend of data, experience, and market instincts to help sellers set smart, strategic listing prices. The process includes a nuanced understanding of current market conditions, buyer psychology, and how a property’s features interact with emerging trends. Here’s how it all comes together.
Cedarvale Home
The Role of Comparative Market Analysis (CMA)
Understanding CMA
The first tool in every Toronto realtor’s kit is the Comparative Market Analysis—or CMA. Think of it like real estate matchmaking: we compare your home to others that recently sold, are currently listed, or were pulled off the market without selling. This is the foundation of a data-backed pricing strategy.
A good CMA looks at:
Recent sold prices (especially within the last 30–90 days)
Current competition in your area
Homes that didn’t sell (aka “expired” or “cancelled” listings)
Seasonal patterns in buying behaviour
This gives a baseline of what buyers are currently paying—and what they’re not. A CMA also helps reveal market velocity—how fast homes are selling—and whether buyers are offering at, above, or below asking price.
Factors Considered in CMA
Not all comparables are created equal. We adjust for:
Unique characteristics (e.g. laneway access, heritage status, energy efficiency features)
Toronto Home Under Construction
Market timing matters too. A home that sold last fall might not reflect this spring’s realities. That’s where experience comes in—knowing which data points still hold weight and which trends are simply passing.
Professional Appraisals: Going Beyond CMA
When and Why Appraisals Are Used
Sometimes, we’ll recommend a formal appraisal. This might happen if:
The home is especially unique or hard to comp
You’re dealing with a divorce, estate sale, or tax scenario
A lender or legal professional requests it
The seller needs third-party validation for pricing decisions
Unlike a CMA, appraisals are done by certified professionals who follow strict industry standards. They are often required during refinancing or when buyers are securing high-ratio mortgages.
Appraisal Methods
Appraisers typically use three approaches:
Direct Comparison Approach – This is the most commonly used method for residential properties and closely mirrors what we do with a CMA. It involves analyzing recent sales of similar properties in the area—often within the past 3–6 months—and adjusting for differences in features, size, age, and condition. If your home has a finished basement or a larger backyard, those features are factored in compared to the sold comparables. This method works best in stable, active markets where many relevant comps are available.
Cost Approach – This method calculates what it would cost to build the property today (using current labour and materials), then subtracts depreciation based on the home’s age and condition. It also adds in the value of the land. This approach is often used for newer or unique properties, and it’s especially useful when there are few comparables available. For instance, if you’re selling a custom-built home in a less active area, the cost approach can provide a clearer sense of its value.
Income Approach – Primarily used for investment or rental properties, this method estimates a property’s value based on the income it can generate. Appraisers look at rental rates, occupancy levels, and operating expenses to calculate the net income, which is then capitalized to estimate market value. It’s a standard tool for valuing duplexes, triplexes, and multi-unit buildings, where the income stream is as important as the physical asset itself.
Key Factors Influencing Property Value
Location and Neighborhood
Yes, location still reigns supreme. In Toronto, that means school zones, walkability, access to transit, and future development plans can all bump up perceived value. Proximity to downtown, waterfronts, green space, or commercial corridors like Queen West or The Danforth also plays a big role.
Neighborhood vibes matter too—what kind of lifestyle does the area support? Artsy, family-friendly, nightlife-centric? These subtleties influence who your buyer is and what they’re willing to pay.
Property Features and Upgrades
Buyers love move-in ready. Modern kitchens, updated bathrooms, and well-finished basements can significantly boost price. But not all renos are equal—sometimes a coat of paint returns more than a full gut job. Finishes matter, but so do smart layouts and natural light.
Other value-adds include:
Smart home technology
Legal rental suites
Energy-efficient systems (windows, furnaces, insulation)
Curb appeal enhancements like landscaping or exterior facelifts
Market Conditions
Interest rates, inventory levels, buyer sentiment—these all impact what a home is worth today. A hot market may support aggressive pricing, while a cooler one demands more precision.
We also monitor metrics like the MLS Home Price Index, which offers a more nuanced picture of how home values shift over time. It accounts for compositional changes, which average price alone can’t capture.
Tools and Resources Realtors Use
MLS Home Price Index (HPI)
Provided by TRREB, this index goes beyond averages and medians to show value trends adjusted for home type and area. It’s one of the best ways to spot pricing patterns and buyer preferences. When used alongside sales data, it reveals both micro and macro market movements.
Automated Valuation Models (AVMs)
Sites like HouseSigma or Zoocasa use AVMs to estimate value based on algorithmic data. They’re helpful for ballparking, but rarely capture the nuance of staging, renovations, or neighborhood character.
AVMs are best viewed as starting points—not final say. They may suggest a price range, but interpreting why a number shows up is where a seasoned agent adds real value.
Realtor Networks and Off-Market Intel
Realtors also exchange notes about buyer activity, recent offer scenarios, and emerging patterns that don’t show up in the data yet. This human layer of insight adds tremendous clarity when pricing a home.
Real-Life Example: When Numbers Weren’t Enough
We recently helped a seller in Hillcrest Village list a semi with a dated kitchen but an unusually deep lot. AVMs put its value at ~$1.225M, but our CMA—paired with insight into buyer demand for laneway potential—led us to list the home at $1.380M.
After a targeted marketing push, including staging, property tour, and promoting the lot depth for potential garden suite use, we found the right buyer and closed at $1.355M. Knowing what the algorithms missed made all the difference.
This example also underscores the power of marketing strategy. We didn’t just price it—we positioned it for the right buyer. And that positioning turned into profit.
Staged Home
FAQ
What’s the difference between a CMA and an appraisal? A CMA (Comparative Market Analysis) is performed by a realtor and is used to guide listing price decisions based on similar home sales. An appraisal is conducted by a certified appraiser, often for mortgage or legal purposes, and must meet specific regulatory standards.
How long is a CMA valid for? Because market conditions can shift quickly—especially in Toronto—a CMA is typically valid for 30 to 90 days. Realtors often update them ahead of listing to reflect the most recent activity.
Do I need to renovate before getting a valuation? Not necessarily. A good realtor can help you determine which upgrades (if any) will improve value. Sometimes simple changes like painting or staging deliver better ROI than big renovations.
Can I rely on automated tools like HouseSigma or Zoocasa? AVMs are helpful for general ranges but lack the context a human expert provides. They often miss nuances like staging, finishes, layout quirks, or neighbourhood character.
When should I get a formal appraisal? Formal appraisals are common in estate settlements, divorces, refinancing, or when a buyer’s lender requires a third-party valuation.
Conclusion
Determining your home’s value isn’t about picking a number—it’s about crafting a strategy. With the right blend of data, experience, and timing, we help sellers not just price, but position their homes for the best possible result.
Every property is unique. Every market moment is different. That’s why accurate valuation isn’t a one-size-fits-all formula—it’s a conversation.
Curious what your property might be worth in today’s market? Send us a message below, we’d be happy to get the conversation started!
Toronto’s condo market is a major hub for investors. Whether it’s someone cashing out after a hot run-up in value or a homeowner relocating, selling a condo that’s currently rented out is more common than you might think. With so many units being used as income properties, it’s not unusual to find listings with tenants still living in them.
We often advise clients to sell without a tenancy in place when possible. A vacant unit is easier to stage, show, and market to a wider range of buyers. That said, selling with a tenant can be done — it just requires extra planning, legal steps, and some cooperation.
Can You Sell a Condo That Has a Tenant?
Short answer? Yes. Under Ontario’s Residential Tenancies Act (RTA), a landlord is allowed to sell a property even if there’s a renter living in it. However, the lease doesn’t automatically end with the sale—it travels with the property unless specific legal steps are taken.
That means if you sell your condo, the buyer will typically inherit your tenant and must respect all lease terms unless:
The buyer plans to move in and uses a Form N12 to legally end the lease
Ontario’s Rules for Selling with a Tenant
Fixed-Term vs. Month-to-Month Leases
If the tenant is in the middle of a fixed-term lease (say, a one-year agreement that ends in November), the buyer must honour that term. After the term ends, the lease becomes month-to-month, and you or the buyer may have more flexibility to issue notice.
N12: Buyer Wants to Move In
This form allows a landlord to end the lease only if the purchaser (or their close family member) plans to live in the unit. Here are the conditions:
60 days’ notice from the start of the next rent cycle
The buyer must genuinely intend to move in—false use of N12 can lead to hefty fines Read Form N12
N11: Mutual Agreement to End Tenancy
This is a voluntary agreement between landlord and tenant to end the lease early. It’s often used when the seller wants to market the unit vacant and agrees to offer an incentive. Read Form N11
Moving boxes in a very messy room
Three Ways to Sell a Tenant-Occupied Condo
1. Sell with the Tenant in Place
This option involves transferring the lease and deposit to the buyer. It appeals to investor buyers looking for turnkey income. Downsides? It may limit your buyer pool and restrict showing availability.
2. Negotiate a Vacant Possession with N11
Many sellers offer “cash-for-keys” to tenants in exchange for a signed N11. This allows you to list the unit vacant, stage it beautifully, and attract a broader pool of buyers (especially end-users).
3. Include N12 Condition in the Offer to Buyer
In this case, the unit is sold with the tenant, but the buyer intends to move in. The N12 is served after the sale, and the buyer assumes the legal and logistical responsibility of giving notice and handling any disputes.
What This Means for Pricing, Showings, and Strategy
Pricing Impact
Units sold with tenants often fetch less than their vacant counterparts. This is due to staging limitations, buyer uncertainty, and timing constraints. If the tenant has below-market rent, that can either help (investor value) or hurt (owner-occupant expectations).
Showing Challenges
Under Ontario law, you must give the tenant 24 hours’ written notice and conduct showings only between 8 a.m. and 8 p.m. Uncooperative tenants or messy units can make for a tough sale.
When Cash-for-Keys Makes Sense
If maximizing price is your priority, offering 1–3 months of rent as an incentive to vacate can make all the difference. It speeds up the process, removes resistance, and gives you full control of how the unit shows.
Real Stories from the Field
We’ve worked with several sellers in this exact situation. One client offered two months’ rent to their tenant, who gladly accepted and moved out early. The now-vacant unit was staged, professionally photographed, and sold over asking in under a week.
In another case, the tenant remained in place. The buyer was an investor happy to assume the lease—but we made sure to schedule showings around the tenant’s work-from-home hours to keep the peace (and presentation).
Key Tips for Sellers
Communicate early and respectfully with your tenant
Offer fair compensation if asking for early move-out
Can I sell with a tenant in place? Yes, but the lease continues unless terminated by mutual agreement or N12.
Can the tenant refuse to leave? Yes, unless served a valid N12 or they voluntarily sign an N11.
Do I need the tenant’s permission to list the condo? No. But showings require 24 hours’ notice and must follow legal time windows.
Will selling with a tenant lower my price? Often, yes. Especially if the buyer is an end-user or the unit can’t be staged.
What if the buyer is an investor? They’ll likely welcome the tenant—and inherit the lease and deposit at closing.
What’s the penalty for bad-faith evictions? Fines up to $50,000 for landlords who issue N12s but never follow through.
Final Thoughts: Selling Smart, Selling Legal
Selling a condo with a tenant in place is totally doable—but it takes strategy, legal know-how, and a bit of finesse. Whether you keep the tenant, negotiate a move-out, or let the buyer take over the process, the key is doing it by the book.
Want help navigating your options? Connect with us, or leave us a message below!
Choosing between a house and a condominium in Toronto is one of the biggest decisions you’ll make in your real estate journey. With significant differences in purchase price, ongoing costs, lifestyle impacts, and long-term investment potential, it’s crucial to weigh the pros and cons in the context of today’s market. In 2025, Toronto homebuyers face shifting affordability, inventory levels, and financing environments that can sway the decision one way or the other. In this deep dive, we’ll explore the key factors—from pricing and carrying costs to location and resale dynamics—to help you determine which option aligns best with your goals and budget.
Purchase-Price Comparison
Average House Prices in the GTA
According to the Toronto Regional Real Estate Board’s May 2025 data, the average price for a detached home in the Greater Toronto Area (GTA) was $1,430,000, representing a 5.4% year-over-year decline. Freehold townhomes averaged $996,000, down 4.3% compared to May 2024. These figures highlight the premium attached to detached and townhome ownership, driven by land value and larger living spaces.
Forest Hill Houses
Average Condo Prices in Toronto
Condominium apartments in the GTA saw an average sale price of $683,413 in May 2025, a 6.5% decrease year-over-year. Within the City of Toronto proper, Q1 2025 averages were slightly higher at $710,501, down 1.5% from Q1 2024. Condos offer a lower barrier to entry on purchase price, making them an attractive option for first-time buyers or purchasers with tighter budgets.
City Place Condos
Ongoing Carrying Costs
Mortgage Payments & Interest Rates
Current borrowing costs play a pivotal role in your monthly carrying costs. As of June 2025, the lowest advertised 5-year fixed mortgage rate in Toronto is approximately 3.94%. Based on a 25-year amortization, a $1,430,000 mortgage carries a monthly principal + interest payment of roughly $7,500, while a $683,413 mortgage (average condo price) equates to about $3,585 per month.
Condo Maintenance Fees
Condo ownership includes monthly maintenance fees that cover shared services and amenities. In the GTA, median maintenance fees for one-bedroom units range from $533 to $1,039 per month, depending on building age and amenity level. For example, a 700-sqft unit at $0.65/sqft results in a $455 monthly fee. These dues can cover utilities, concierge, fitness centres, and building insurance—expenses typically borne directly by single-family homeowners.
Lifestyle & Location Trade-offs
Space, Privacy & Outdoor Access
Houses typically offer more square footage—both indoors and outdoors—with private yards, driveways, and often multi-car garages. This additional space can translate to greater privacy and room for families, pets, and hobbies. In contrast, condos usually provide limited personal outdoor space (e.g., balconies), and communal areas like rooftop terraces or courtyards are shared among residents.
Amenities, Security & Maintenance
Condos often bundle amenities such as fitness centres, party rooms, concierge services, and security features into the monthly fees. This setup provides convenience and enhanced security without the homeowner needing to manage these services directly. For house owners, these amenities must be sourced and funded independently.
Over the past decade, detached homes in the GTA have appreciated at an average annual rate of approximately 5.8%, outpacing condominium apartments, which have averaged 4.1% per year since 2015. While both asset classes benefit from Toronto’s long-term growth, single-family homes have shown greater price resilience, particularly in lower-interest environments and low-inventory periods.
Liquidity & Demand in Resale Markets
Condominiums generally offer higher transaction volumes and faster time-on-market data, driven by broader affordability and investor appeal. In 2024, the average days on market (DOM) for GTA condos was 31 days, compared to 42 days for detached homes. However, detached homes have experienced tighter bid-landscape dynamics in sought-after neighbourhoods, sustaining strong demand despite slower turnover.
Toronto homebuyers face varying down payment thresholds: 5% for purchase prices up to $500,000 and 10% on the portion above $500,000. For a $683,413 condo, the minimum down payment is $34,171, whereas for a $1,430,000 house, expect $71,500 at minimum. The new First Home Savings Account (FHSA) allows first-time buyers to save up to ,000 tax-free, which can significantly offset these requirements. Learn more in our FHSA guide below:
Several programs can sweeten the deal. The Canada Mortgage and Housing Corporation (CMHC) offers a 10% refund on mortgage default insurance for FHSA users, while the Land Transfer Tax rebate for first-time buyers can be up to $4,475 in Toronto. Additional municipal incentives, such as the City of Toronto’s rent-to-own pilot, may also apply.
Last spring, we guided a young family in Etobicoke toward purchasing a detached home that offered room for two growing children and a backyard for their dog. Despite slightly higher mortgage payments, they prioritized space and privacy. Within six months, their property value rose by 3.2%, outperforming local condo benchmarks.
When a Condo Made Sense – How We Guided Another Buyer
In downtown Toronto, a professional couple needed proximity to transit and a lock-and-leave residence. We negotiated a $680,000 condo purchase in Liberty Village with low maintenance fees and premium amenities. Their monthly costs were nearly 40% lower than a comparable semi-detached home nearby, freeing up budget for travel and savings.
Pros & Cons at a Glance
Criterion
Houses
Condos
Purchase Price
High
Lower
Down Payment
$71,500+
$34,171+
Monthly Carrying Costs
Mortgage only ($7,500/mo example)
Mortgage + fees ($3,585 + $455/mo example)
Space & Privacy
Private yards, garages
Limited personal outdoor space
Amenities
– Add and maintain independently
Included (gym, concierge, security)
Resale Appreciation
~5.8% annual average
~4.1% annual average
Liquidity & Time on Market
Slower (~42 DOM)
Faster (~31 DOM)
Conclusion & Next Steps
Toronto’s real estate market in 2025 offers solid opportunities in both houses and condos. If you value space, privacy, and long-term appreciation—and can meet higher down payments—a house may be your best bet. However, if affordability, convenience, and lower maintenance responsibilities rank higher, a condo could be the smarter choice.
Ready to explore your options? Contact us, or leave a comment below for a personalized consultation and discover which path aligns with your lifestyle and financial goals.
In Toronto’s ever-evolving market, winning an offer isn’t always about throwing down the biggest number. It’s about knowing the playing field — and showing up ready. That’s where we come in. From the first discovery call to offer night, we prep our buyers to write strong, thoughtful offers that give them the edge — whether the home’s been on the market five days or five months.
Getting the Numbers Right: Price Strategy
Coming up with the right offer price is both an art and a science. We help our buyers:
Analyze comparable sales (not just list prices)
Understand the seller’s motivation (vacant, tenanted, power of sale, etc.)
Distinguish between market value and emotional value
Sometimes, winning means going over asking. Other times, it means standing firm with confidence. Like that time our client landed a downtown condo under asking — because we knew it was overpriced and sat on the market too long. Right data, right result.
The Deposit: Show You’re Serious
A solid deposit sends a message: you’re committed. In Toronto, that usually means 5% of the purchase price, delivered within 24 hours of acceptance (or with the offer, in competitive cases).
We advise our buyers to:
Have certified funds or a bank draft ready
Know the seller’s expectations in advance
Be prepared to act fast — speed matters
Planning to offer on a weekend? Line up the deposit before Friday.
Conditions aren’t just fine print — they’re your safety net. We help tailor each offer to balance protection and appeal. Here are some we commonly include:
Representations and warranties on key features (roof, HVAC, etc.)
These clauses protect your future and keep everyone honest.
Final Prep: What to Have Ready Before Offer Night
Before we even draft your offer, we make sure you’ve got:
Pre-approval letter from your lender
Deposit funds in-hand (or in reach)
ID and legal contacts sorted
A clear sense of your maximum budget and emotional walkaway point
We prep not just the paperwork — but the mindset. Because sometimes, walking away is the power move.
Let’s Make Your Offer Stand Out
Every offer we write is customized to the property, the seller, and most importantly — you. Whether it’s your first home or your forever one, we’re here to make sure your offer is the one that gets the yes.
Thinking of buying? Let’s talk strategy — and make sure you’re ready when the right home hits the market.
Every showing should bring you closer to the right home—not just burn another hour in traffic. That’s why our approach to touring is strategic from the jump. We don’t line up a dozen random listings just to fill a Saturday. Instead, we work backwards from your wishlist, your must-haves, and your budget to ensure each home we view is worth your time.
We also make sure the properties we tour are financially realistic. That means no homes $100K over budget “just to compare.” If it doesn’t make sense on paper, it won’t be on the schedule. Our buyers appreciate that we protect their energy and momentum. Especially in fast-moving markets, clarity is everything.
Price is only part of the puzzle. We look beyond the numbers to find homes that match your lifestyle, needs, and future plans. That might mean:
A walkable neighbourhood near your office or daycare
Extra space for a growing family or home office
A building with solid financials and a healthy reserve fund
We combine your personal criteria with on-the-ground data to narrow down the best matches. That includes:
Reviewing neighbourhood sales activity
Flagging listings with strong potential or red flags
Applying insider insight from past showings, inspections, and renovations we’ve seen
Sometimes a property looks great online but tells a different story in person. Our job is to filter out the noise and surface the listings that check the right boxes. Think of us as your real estate matchmakers—we’re not swiping on just anything.
On Tour: What Our Showings Actually Look Like
Whether we’re walking through a detached home, a stacked town, or a downtown loft, our goal is the same: to get a clear, realistic sense of the property’s strengths and any possible dealbreakers. Touring condos comes with its own checklist—we look closely at the building’s condition, the amenities, hallway and elevator wear, and even the friendliness of front desk staff. We also review maintenance fees and ask key questions about what’s included.
When you tour with us, it’s not a passive walk-through. It’s a working session. We’ll be pointing out things like:
Sloping floors or wall cracks (signs of structural issues)
Electrical or plumbing inconsistencies
Whether renovations were likely done without permits
What to expect in terms of potential costs or maintenance
We aim to balance honest feedback with opportunity spotting. For example, we once toured a home where a wall had clearly been removed, but there were no permits filed with the city. That detail saved our client from a risky purchase—and that’s exactly the kind of diligence we bring to every tour.
On the flip side, we’ve also walked into overlooked listings that turned out to be diamonds in the rough. A place with dated finishes but good bones, or a listing that sat too long on the market due to poor staging. We help you see past surface-level distractions to uncover value.
Touring Like a Pro—How to Prepare
Touring multiple homes in a day? It can feel like a marathon. Here are some smart tips to make the process smoother:
Wear easy-off shoes (you’ll be taking them off a lot!)
Pack a light snack and water—especially on multi-stop tours
Bring your phone for notes and photos
Dress in layers—Toronto weather can flip fast, and so can indoor temps
Charge your phone beforehand—you’ll want a full battery for maps, notes, and photos
Let’s Make the Most of Your Time
Our goal? To make every showing count. Touring with us means getting expert insights, clear feedback, and the confidence to know whether a home is right—or not worth the second look. We want you to walk away from a day of showings feeling informed and empowered, not overwhelmed.
We treat your time like it’s our own, and we bring the same energy whether you’re seeing your first place or your forever home.
