Vaughan, 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
453 m²Property report: lot area from the public parcel data
Frontage and depth
12.4 m × 39 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 area65–135 m² (700–1,453 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)
Garden suite
70 m²Garden suite about 70 m² (check the municipal by-law) (typical, needs confirmation)
Timeline
approvals 3–6 months, construction 6–12 monthsApproval and construction months (typical, needs confirmation)
Key risks
Screen: Zoning is not in open data here: the screen assumes a house lot (detached, semi-detached or townhouse)
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: Development Charges Act, 1997 s. 2(3) to (3.3): second and third units in or beside a house are exempt · 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) The local municipality's own development charge is not in our table yet: add it to the per-unit figure.
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 area254–317 m² (2,731–3,414 sq ft)
Units2–3 units
Approval pathAs of right (zoning review and building permit)
Timeline3–6 months approvals + 12–18 months construction
front 6 m, rear 7.5 m, sides 1.2 m: 255 m² buildableSide yards 1.2 m each (typical, needs confirmation)
Storeys
2 within 10 mTwo storeys within a 10 m height limit (typical, needs confirmation)
House GFA
159 m² × 2 = 317 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: Development Charges Act, 1997 s. 2(3) to (3.3): second and third units in or beside a house are exempt · 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) The local municipality's own development charge is not in our table yet: add it to the per-unit figure.
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.
