Toronto, Ontario. What could be built here, how big, how long it takes to approve, and what the land could be worth to a builder.
Illustrative estimate from public records and your inputs. Not an appraisal, a zoning opinion, or a guarantee of approvals. LSG Realty Inc., Brokerage.
The lot
Lot area
3,367 m²Property report: lot area from the public parcel data
Frontage and depth
53.4 m × 80.5 mProperty report: estimated from the lot lines (not a survey)
2 plausible scenarios
Scenario 1
Townhouses, 7–8 units (needs rezoning)
Replace the house with a row of 8 townhouses facing the street.
Gross floor area1,440–2,160 m² (15,500–23,250 sq ft)
Units7–8 units
Approval pathRezoning (Zoning By-law Amendment) and site plan; not permitted today
Timeline12–24 months approvals + 18–24 months construction
Not permitted under today's zoning. Shown to illustrate what an approval could allow; approval is not assured.
15 mTownhouse block about 15 m deep (typical, needs confirmation)
Floor area
720 m² × 2–3 storeysTwo to three storeys (typical, needs confirmation)
Timeline
approvals 12–24 months, construction 18–24 monthsApproval and construction months (typical, needs confirmation)
Key risks
The current zone (CR) does not list townhouses: a rezoning is needed, and the outcome is not assured.
Freehold townhouses also need the lots created (consent or part-lot control) and often a common element (POTL) for shared parts.
Parking, garbage and fire access for each unit drive the layout.
Rough budget and residual land value
Enter your own figure. We could not verify the Altus Group 2026 Canadian Cost Guide ranges (free download at altusgroup.com/featured-insights/canadian-cost-guide); use its range for this building type in your market, or a builder's quote.
Your own estimate of what the finished space sells (or is worth) per sq ft. This public tool does not use MLS® sales data.
Design, permits, consultants, legal, insurance and marketing: commonly 15–25% of hard cost (typical, needs confirmation).
Every new unit after the first (credit for the existing house) is charged. Rates: City of Toronto DC rates effective June 26, 2025, non-rental (singles and semis $137,846; multiples 2+ bedrooms $113,938; apartments 2+ bedrooms $80,690) · Toronto Catholic DSB education development charge, $3,893 per unit (Dec 3, 2025 to Dec 2, 2026; $4,193 from Dec 3, 2026). The TDSB levies none
Construction loan rate (typical, needs confirmation).
On average about half the cost is drawn over the build (typical).
Builder's margin on revenue: commonly 12–20% (typical, needs confirmation).
Share of gross floor area that is sellable or rentable (walls, stairs and halls excluded).
Enter a hard cost and a sale value per sq ft to see the residual land value.
Scenario 2
Mid-rise, about 77–129 units (needs rezoning)
A mid-rise apartment building, if the City approves a rezoning.
Gross floor area8,418–11,785 m² (90,605–126,847 sq ft)
Units77–129 units
Approval pathRezoning (Zoning By-law Amendment) and site plan; not permitted today
Timeline12–24 months approvals + 24–36 months construction
Not permitted under today's zoning. Shown to illustrate what an approval could allow; approval is not assured.
How we estimated it
Station area
Bay (protected MTSA)Property report: Major Transit Station Areas
Density
FSI 2.5–3.5 × 3,367 m² = 8,418 m²–11,785 m²Mid-rise density FSI 2.5 to 3.5 (typical, needs confirmation)
Units
82% sellable ÷ 75–90 m² = 77–129Average unit 75 to 90 m² (typical, needs confirmation)
Timeline
approvals 12–24 months, construction 24–36 monthsApproval and construction months (typical, needs confirmation)
Key risks
Not permitted today: a mid-rise building needs a rezoning (and site plan approval); the outcome is not assured.
The local Official Plan may also need an amendment to reach this height and density.
Protected station areas can require affordable units (inclusionary zoning).
Height and density depend on angular planes, shadow, parking and the City's urban design guidelines.
Rough budget and residual land value
Enter your own figure. We could not verify the Altus Group 2026 Canadian Cost Guide ranges (free download at altusgroup.com/featured-insights/canadian-cost-guide); use its range for this building type in your market, or a builder's quote.
Your own estimate of what the finished space sells (or is worth) per sq ft. This public tool does not use MLS® sales data.
Design, permits, consultants, legal, insurance and marketing: commonly 15–25% of hard cost (typical, needs confirmation).
Every new unit after the first (credit for the existing house) is charged. Rates: City of Toronto DC rates effective June 26, 2025, non-rental (singles and semis $137,846; multiples 2+ bedrooms $113,938; apartments 2+ bedrooms $80,690) · Toronto Catholic DSB education development charge, $3,893 per unit (Dec 3, 2025 to Dec 2, 2026; $4,193 from Dec 3, 2026). The TDSB levies none
Construction loan rate (typical, needs confirmation).
On average about half the cost is drawn over the build (typical).
Builder's margin on revenue: commonly 12–20% (typical, needs confirmation).
Share of gross floor area that is sellable or rentable (walls, stairs and halls excluded).
Enter a hard cost and a sale value per sq ft to see the residual land value.
Get a free feasibility review from an LSG land specialist
LSG Realty's parent company has 20 years of land and development work in the GTA. A land specialist will check the zoning, the numbers and the approval path with you, at no cost.
Illustrative estimate from public records and your inputs. Not an appraisal, a zoning opinion, or a guarantee of approvals. LSG Realty Inc., Brokerage.
