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
277 m²Property report: lot area from the public parcel data
Frontage and depth
7.6 m × 36.2 mProperty report: estimated from the lot lines (not a survey)
Inside the Oakwood station area, but the lot is small for a mid-rise building: it would need to be assembled with neighbouring lots.
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 area65–176 m² (700–1,891 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
18.2 m deep, 138 m²Existing house about 12 m deep (typical, needs confirmation)
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
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 area177–221 m² (1,907–2,384 sq ft)
Units2–3 units
Approval pathAs of right (zoning review and building permit)
Timeline3–6 months approvals + 12–18 months construction
111 m² × 2 = 221 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
Toronto multiplex, 4–6 units
Replace the house with a 6-unit multiplex under Toronto's multiplex rules.
Gross floor area296–375 m² (3,184–4,033 sq ft)
Units4–6 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 6Property report: City of Toronto multiplex screen
+ 79 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.
Narrow lot: side-yard access for the rear units and fire separation drive the design.
Five and six units lose the four-unit development charge and parkland exemptions.
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).
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
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.
