Scenario 1
Townhouses, 5–6 units (needs rezoning)
Replace the house with a row of 6 townhouses facing the street.
- Gross floor area1,080–1,620 m² (11,625–17,438 sq ft)
- Units5–6 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.
How we estimated it
- Units across the frontage
- (40.4 m − 2 × 1.5 m) ÷ 6 m = 6Townhouse units at 6 m frontage each (Aurora Zoning By-law 6000-17, Table 7.2, R8)
- Block depth
- 15 mTownhouse block about 15 m deep (typical, needs confirmation)
- Floor area
- 540 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
- In a TRCA regulated area: a permit is needed before building.
- Greenbelt Plan area (Urban River Valley): new lots and units are limited.
- 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: 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.