Aurora, 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
13,056 m²Property report: lot area from the public parcel data
Frontage and depth
71 m × 212.9 mProperty report: estimated from the lot lines (not a survey)
3 plausible scenarios
Scenario 1
Keep the house and add 2 units
Keep the existing house, add a basement or in-house suite and a garden suite.
Added floor area65–135 m² (700–1,453 sq ft)
Units2–3 units incl. the house
Approval pathMinor variance (Committee of Adjustment), then building permit
Timeline6–12 months approvals + 6–12 months construction
Not permitted under today's zoning. Shown to illustrate what an approval could allow; approval is not assured.
How we estimated it
Additional units
up to 2Property report: second units and garden suites screen
Second unit
65 m²Second unit (basement or in-house) about 65 m² (typical, needs confirmation)
Garden suite
70 m²Garden suite about 70 m² (check the municipal by-law) (typical, needs confirmation)
Timeline
approvals 6–12 months, construction 6–12 monthsApproval and construction months (typical, needs confirmation)
Key risks
Servicing: Limited: reserved for priority projects. Larger projects may wait for water and sewer allocation.
Garden and laneway suites need fire access from the street and room for servicing; check both early.
The screen says to check zoning: a minor variance may be needed.
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).
Second and third units are exempt. Rates: Development Charges Act, 1997 s. 2(3) to (3.3): second and third units in or beside a house are exempt · Town of Aurora DC By-law 6592-24, effective July 1, 2026 (single/semi $41,301; other multiples $31,675; apartment 700 sq ft or more $23,191) · York Region development charges, By-law 2026-20, effective May 21, 2026, full water and wastewater (single/semi $84,718; multiple $72,392; apartment 700 sq ft or more $58,721) · Education development charge in York Region (public and Catholic boards), $8,934 per dwelling (combined guide effective July 1, 2026)
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 value added.
Scenario 2
Townhouses, 10–11 units (needs rezoning)
Replace the house with a row of 11 townhouses facing the street.
Gross floor area1,980–2,970 m² (21,313–31,969 sq ft)
Units10–11 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
990 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
Servicing: Limited: reserved for priority projects. Larger projects may wait for water and sewer allocation.
The current zone 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: Town of Aurora DC By-law 6592-24, effective July 1, 2026 (single/semi $41,301; other multiples $31,675; apartment 700 sq ft or more $23,191) · York Region development charges, By-law 2026-20, effective May 21, 2026, full water and wastewater (single/semi $84,718; multiple $72,392; apartment 700 sq ft or more $58,721) · Education development charge in York Region (public and Catholic boards), $8,934 per dwelling (combined guide effective July 1, 2026)
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 3
Mid-rise, about 297–500 units (needs rezoning)
A mid-rise apartment building, if the City approves a rezoning.
Gross floor area32,640–45,696 m² (351,334–491,867 sq ft)
Units297–500 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
Aurora (protected MTSA), target 150Property report: Major Transit Station Areas
Official Plan
Urban AreaProperty report: Official Plan designation
Density
FSI 2.5–3.5 × 13,056 m² = 32,640 m²–45,696 m²Mid-rise density FSI 2.5 to 3.5 (typical, needs confirmation)
Units
82% sellable ÷ 75–90 m² = 297–500Average 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.
Servicing: Limited: reserved for priority projects. Larger projects may wait for water and sewer allocation.
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: Town of Aurora DC By-law 6592-24, effective July 1, 2026 (single/semi $41,301; other multiples $31,675; apartment 700 sq ft or more $23,191) · York Region development charges, By-law 2026-20, effective May 21, 2026, full water and wastewater (single/semi $84,718; multiple $72,392; apartment 700 sq ft or more $58,721) · Education development charge in York Region (public and Catholic boards), $8,934 per dwelling (combined guide effective July 1, 2026)
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
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Illustrative estimate from public records and your inputs. Not an appraisal, a zoning opinion, or a guarantee of approvals. LSG Realty Inc., Brokerage.
