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
12,019 m²Property report: lot area from the public parcel data
Frontage and depth
124.4 m × 138.1 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 area65–185 m² (700–1,991 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)
Rear yard
120.1 m deep, 14,940 m²Existing house about 12 m deep (typical, needs confirmation)
approvals 6–12 months, construction 6–12 monthsApproval and construction months (typical, needs confirmation)
Key risks
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: 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 value added.
Scenario 2
New house with 2 additional units
Replace the existing house with a new house built with additional units (for example a basement suite and a garden suite).
Gross floor area14,423–18,029 m² (155,246–194,057 sq ft)
Units2–3 units
Approval pathAs of right (zoning review and building permit)
Timeline3–6 months approvals + 12–18 months construction
9,014 m² × 2 = 18,029 m² (low end 80%)A house uses about 80% of the full two-storey envelope (typical, needs confirmation)
Additional units inside or beside it
up to 2Property report: second units and garden suites screen
Timeline
approvals 3–6 months, construction 12–18 monthsApproval and construction months (typical, needs confirmation)
Key risks
Coverage and setbacks are typical values; the municipal by-law may differ.
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).
The new house gets a credit for the house it replaces; its 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
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
Townhouses, 19–20 units (needs rezoning)
Replace the house with a row of 20 townhouses facing the street.
Gross floor area3,600–5,400 m² (38,750–58,125 sq ft)
Units19–20 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
1,800 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 (RAC) 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.
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.
