Instant development feasibility

49 Brightside Dr

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: 467 m²Property report: lot area from the public parcel data
Frontage and depth: 13.1 m × 35.5 mProperty report: estimated from the lot lines (not a survey)

2 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 area65–185 m² (700–1,991 sq ft)
Units2–3 units incl. the house
Approval pathAs of right (zoning review and building permit)
Timeline3–6 months approvals + 6–12 months construction

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)
Rear yard: 17.5 m deep, 229 m²Existing house about 12 m deep (typical, needs confirmation)
Garden suite: 60 m² footprint × 2 storeys = 120 m²City of Toronto, garden suites summary: footprint up to the smaller of 40% of the rear yard and 60 m²; 4.0 m high (5 m from the house) or 6.0 m (7.5 m from the house)
Timeline: approvals 3–6 months, construction 6–12 monthsApproval and construction months (typical, needs confirmation)

Key risks

Screen: No public lane found along the lot (a laneway suite needs 3.5 m of lot line on a lane)
Garden and laneway suites need fire access from the street and room for servicing; check both early.

Rough budget and residual land value

Toronto development charge rates

Hard cost ($ / sq ft)

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.

Value of the added space ($ / sq ft)

Your own estimate of what the finished space sells (or is worth) per sq ft. This public tool does not use MLS® sales data.

Soft costs (% of hard)

Design, permits, consultants, legal, insurance and marketing: commonly 15–25% of hard cost (typical, needs confirmation).

Development charges ($ / unit)

Second and third units are exempt. 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

Units charged (low end) (units)

Units charged (high end) (units)

Construction loan rate (% / year)

Construction loan rate (typical, needs confirmation).

Average draw (%)

On average about half the cost is drawn over the build (typical).

Construction period (months)

Profit (% of revenue)

Builder's margin on revenue: commonly 12–20% (typical, needs confirmation).

Sellable share of floor area (%)

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

Toronto multiplex, 3–4 units

Replace the house with a 4-unit multiplex under Toronto's multiplex rules.

Gross floor area546–691 m² (5,874–7,440 sq ft)
Units3–4 units
Approval pathAs of right (zoning review and building permit)
Timeline3–6 months approvals + 12–18 months construction

How we estimated it

Units: up to 4Property report: City of Toronto multiplex screen
Zone FSI: does not apply to multiplexesCity of Toronto, multiplex rules (By-law 474-2023): the zone label's FSI ("d") does not apply to multiplexes; height in metres, at least 10 m; lot coverage still applies
Building width: 13.1 m − 2 × 1.2 m = 10.7 mSide yards 1.2 m each (typical, needs confirmation)
Building depth: 17 m (front 6 m, rear 8.9 m)Building depth up to 17 m (typical, needs confirmation)
Above grade: 182 m² × 3 storeys (10 m) = 546 m²City of Toronto, multiplex rules (By-law 474-2023): the zone label's FSI ("d") does not apply to multiplexes; height in metres, at least 10 m; lot coverage still applies
Basement unit (high end): + 146 m²Basement unit: 80% of the footprint (typical, needs confirmation)
Timeline: approvals 3–6 months, construction 12–18 monthsApproval and construction months (typical, needs confirmation)

Key risks

Lot coverage (Lot Coverage Overlay or Chapter 900 exceptions) still applies and may cut the footprint.

Rough budget and residual land value

Toronto development charge rates

Hard cost ($ / sq ft)

Sale value ($ / sq ft)

Your own estimate of what the finished space sells (or is worth) per sq ft. This public tool does not use MLS® sales data.

Soft costs (% of hard)

Design, permits, consultants, legal, insurance and marketing: commonly 15–25% of hard cost (typical, needs confirmation).

Development charges ($ / unit)

Up to four units: exempt. Five or six: every 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

Units charged (low end) (units)

Units charged (high end) (units)

Construction loan rate (% / year)

Construction loan rate (typical, needs confirmation).

Average draw (%)

On average about half the cost is drawn over the build (typical).

Construction period (months)

Profit (% of revenue)

Builder's margin on revenue: commonly 12–20% (typical, needs confirmation).

Sellable share of floor area (%)

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.

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