Land and development
Instant development feasibility
Landowners, small builders and investors: see what your lot could become, from second units and multiplexes to townhouses and mid-rise, with the approval path, the timeline and what the land could be worth to a builder.
- 1 to 3 scenariosGentlest first: keep the house and add units, the best as-of-right rebuild, and the most a rezoning could allow.
- A transparent envelopeFloor area from the zoning by-law where it is published (Toronto, Aurora), every other number labelled “typical, needs confirmation”.
- Your numbers, not oursHard cost, sale value, soft costs, development charges, financing and profit are all yours to edit. The result: a residual land value range.
- A specialist, freeLSG Realty's parent company has 20 years of land and development work in the GTA. Ask for a free review.
Start with your address
The fastest way: look up your address in a free property report, then open “Instant development feasibility” from the report. Or enter the lot details below.
How the estimate works
Floor area. In Toronto, multiplexes are not limited by the zone's floor space index; we use the building width after side yards, a typical building depth and three storeys within the 10 m height, plus a basement unit at the high end. Garden suites follow the City's footprint rule (the smaller of 40% of the rear yard and 60 m²). In Aurora we use the lot coverage, setbacks and height in Zoning By-law 6000-17, Table 7.2. Elsewhere, and for townhouses and mid-rise, we use typical values and say so.
Approval path. As of right, minor variance, rezoning, or Official Plan Amendment plus rezoning. A rezoning scenario is never shown as permitted: it shows what an approval could allow, not what will be approved.
Budget. Residual land value = revenue − hard costs − soft costs − development charges − financing − profit. Development charges come from the published schedules for Toronto (reduced 2026 rates), Aurora, Richmond Hill and York Region, with the units exempt under provincial law left out. Sale values are yours to enter: this public tool does not use MLS® sales data.
Illustrative estimate from public records and your inputs. Not an appraisal, a zoning opinion, or a guarantee of approvals. LSG Realty Inc., Brokerage.