Praime

Property report · public records

799 Sheppard Ave W

Toronto, Ontario

  • Outside mapped flood areas
  • Sheppard West 1.1 km
  • Lot 3,521 m²

Lot Potential Score 37 out of 100, Moderate

ModerateMedium confidence: 1 fact not known

  • +8Zoning. Mixed-use zone: housing above or beside other uses, often mid-rise.
  • −6Second and third units. The by-law likely does not allow a second unit on this lot.
  • +5Applications nearby. 13 development applications nearby: an active market for added housing.

How the score worksNot an appraisal or zoning opinion.

Lot outlined from the municipality's parcel data (approximate, not a survey). Neighbouring lots in grey.

Generated November 1, 2026 from public open data on LSG Realty's own servers. Public records; not a legal, zoning or engineering opinion.

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Lot

Information: Lot of about 3,521 m²

  • Lot area: 3,521 m² · 0.87 acres · 37,900 sq ft (as stated in the parcel record)
  • About 46.9 m wide and 79.8 m deep (estimated from the lot lines)
  • Lot lines are approximate and not a survey.

Source: City of Toronto, Property Boundaries (2026-10-30). Public records; not a legal, zoning or engineering opinion.

Zoning

Information: Zoned · Mixed use

  • Category: Mixed use
  • Zone label: (H) CR 1.0 (c1.0; r1.0) SS2 (x783)
  • Zoning shown for reference only. The by-law text governs; confirm with the municipality.

Zoning by-law

Source: City of Toronto, Zoning By-law 569-2013 (open data) (2026-02-20). Public records; not a legal, zoning or engineering opinion.

Second units and garden suites

Limits apply: Additional units: not likely

  • Unlikely
  • Second unit: not likely · Third unit: not likely
  • Garden suite: not likely · Laneway suite: not likely
  • Up to 2 additional units per lot in this municipality
  • Not a residential zone: the permission is for detached, semi-detached and row houses
  • Screening from open data and the municipal by-law; not a zoning opinion. Confirm with the municipality.

Source: City of Toronto, Property Boundaries (lot outlines and stated lot area) (2026-10-31); City of Toronto, Zoning By-law 569-2013 (Zoning Area) (2026-02-20); City of Toronto, Toronto Centreline (public lanes) (2026-10-30); City of Toronto, Ravine & Natural Feature Protection area (2026-11-01); York Region, Parcel (property boundaries across York Region) (2026-11-01); York Region, Regional Official Plan 2022, Map 1 (Urban Area, Towns and Villages) (2026-11-01); Town of Newmarket, Zoning By-laws 2010-40 and 2019-06 (2026-10-10); Statistics Canada, 2021 Census census subdivisions (cartographic boundary file) (2026-11-01); Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-11-01); Lake Simcoe Region Conservation Authority, Regulation Limit (O. Reg. 41/24) (2026-11-01); Province of Ontario, Oak Ridges Moraine land use designations (2017 Plan) (2026-11-01); Province of Ontario, Greenbelt designations (2017 Plan) (2026-11-01). Public records; not a legal, zoning or engineering opinion.

Multiplex potential

Limits apply: Multiplex: apparently unsuitable

  • Apparently unsuitable
  • Not a residential zone
  • Preliminary screening from open data. Not a zoning opinion or development approval. Confirm with the City and a qualified professional.

Source: City of Toronto, Property Boundaries (lot outlines and stated lot area) (2026-10-30); City of Toronto, Zoning By-law 569-2013 (Zoning Area) (2026-02-20); City of Toronto, City Wards (25-ward model) (2026-02-20); City of Toronto, Heritage Register (2026-09-01); City of Toronto, Heritage Conservation Districts (2026-09-01); City of Toronto, Ravine & Natural Feature Protection area (last refreshed by the City Jul 23, 2019) (2019-07-23); Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Severance potential

Limits apply: Severance: unlikely

  • Severance unlikely
  • Estimated frontage 46.9 m
  • Lot area 3,521 m²
  • Not a low-rise residential zone (R, RD, RS, RT or RM)
  • Frontage is estimated from the lot lines, not surveyed.
  • Approved severance: 175 Cocksfield Ave (190 m) · 2018-01-11 · file B0055/17NY
  • Approved severance: 28 Goddard St (220 m) · 2021-11-18 · file B0003/21NY
  • Approved severance: 30 Goddard St (240 m) · 2021-11-18 · file B0004/21NY
  • Needs Committee of Adjustment approval; not a planning opinion.

How severances work in Toronto

Source: City of Toronto, Property Boundaries (2026-10-30); City of Toronto, Zoning By-law 569-2013 (open data) (2026-02-20); City of Toronto, Committee of Adjustment Applications (Closed Applications since 2017) (2026-10-31); City of Toronto, Committee of Adjustment Applications (Active Applications: decided, in the appeal period) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Variance odds (Committee of Adjustment)

Favourable: 95% of 75 minor variances within 1 km approved (5 years)

  • Within 1 km, last 3 years: 42 decisions: 95% approved (93% approved, 2% with conditions, 5% refused, 0% withdrawn)
  • Within 1 km, last 5 years: 75 decisions: 95% approved (92% approved, 3% with conditions, 5% refused, 0% withdrawn)
  • Ward 6, last 3 years: 179 decisions: 92% approved (87% approved, 5% with conditions, 7% refused, 1% withdrawn)
  • Ward 6, last 5 years: 345 decisions: 92% approved (88% approved, 4% with conditions, 8% refused, 1% withdrawn)
  • Typical time from application to decision: 10 weeks (median of 75)
  • Named in the application (1 km, 5 years): parking 5; lot frontage / lot area 5; garden or laneway suite 3; building height 2; 62 name no category
  • Conditions: 2 of 71 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
  • 146 Alexis Blvd (70 m) · Approved 2022-09-22 · file A0463/22NY
  • 126 Gorman Park Rd (70 m) · Refused 2026-09-17 · file A0230/26NY · lot frontage / lot area
  • 126 Gorman Park Rd (70 m) · Refused 2026-09-17 · file A0237/26NY · lot frontage / lot area
  • 800 Sheppard Ave W (80 m) · Approved 2026-10-15 · file A0318/26NY
  • 824 Sheppard Ave W (160 m) · Approved 2026-01-22 · file A0502/25NY · building height, parking
  • Past decisions don't predict future ones; not a planning opinion.

Variance odds by categoryCity's Application Information Centre

Source: City of Toronto, Committee of Adjustment Applications (Closed Applications since 2017) (2026-10-31); City of Toronto, Committee of Adjustment Applications (Active Applications: decided, in the appeal period) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Flood, Moraine and Greenbelt

Favourable: Outside mapped flood and hazard areas

  • Not within a conservation authority's mapped regulated area (flooding, erosion, wetlands). Mapping is approximate.
  • Outside the Oak Ridges Moraine Conservation Plan area.
  • Outside the Greenbelt Plan area.

Source: Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-04-29); Lake Simcoe Region Conservation Authority, Regulation Limit (O. Reg. 41/24) (2026-10-31); Credit Valley Conservation, Generic Regulations Limit (2025) (2026-10-27); Central Lake Ontario Conservation Authority, CLOCA Regulated Areas (natural hazards regulation mapping, Nov 2025) (2026-10-31); Hamilton Conservation Authority, HCA Regulated Areas (O. Reg. 41/24) (2026-08-04); Province of Ontario, Oak Ridges Moraine: land use designations (Oak Ridges Moraine Conservation Plan, 2017) (2026-10-31); Province of Ontario, Greenbelt designations (Greenbelt Plan, 2017) (2026-10-31); Province of Ontario, Wetlands (Land Information Ontario): Provincially Significant Wetlands and other evaluated wetlands (2026-10-31); Province of Ontario, Areas of Natural and Scientific Interest (ANSI), life science and earth science (Land Information Ontario) (2026-10-31); Province of Ontario, Wooded Area (Land Information Ontario): mapped woodland cover, not a significance determination (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Water and sewer capacity

Information: Municipal water and sewer (no allocation published)

  • City of Toronto: Toronto Water treats and distributes drinking water and collects and treats wastewater across the city. No servicing allocation system is published.
  • Published figure: Not published
  • Based on: City of Toronto, Toronto Water (2026-11-01)
  • Public records; confirm with the municipality.

The report

Source: City of Toronto, City of Toronto, Toronto Water (2026-11-01); Province of Ontario (Land Information Ontario), Municipal Boundary – Lower and Single Tier (2026-11-01); York Region, Regional Official Plan 2022, Map 1 – Regional Structure: Urban Area (2026-11-01); York Region, Regional Official Plan 2022, Map 1 – Regional Structure: Towns and Villages (2026-11-01). Public records; not a legal, zoning or engineering opinion.

Transit and station areas

Information: Sheppard West station 1.1 km away

  • Nearest rapid transit or GO station: Sheppard West (Line 1), 1.1 km in a straight line

Source: City of Toronto, Merged GTFS – TTC Routes and Schedules (subway and LRT routes, their shapes and the stations they serve) (2026-11-01); Province of Ontario, Ontario Railway Network (ORWN) track and station, filtered to GO Transit (Land Information Ontario; 2016 attribute vintage) (2026-10-31); York Region, Regional Official Plan 2022, Map 10 – Rapid Transit Network (proposed subway service and stations) (2026-10-31); City of Toronto, Minister-Approved Major Transit Station Areas (MTSA and Protected MTSA delineations) (2026-02-03); York Region, Regional Official Plan 2022, Appendix 2 – Major Transit Station Areas (boundaries and minimum density targets) (2026-10-31); Durham Region, Regional Official Plan (2024 consolidation), Map 3 – Protected Major Transit Station Areas (2026-10-31); City of Brampton, Brampton Plan, Schedule 1B – Primary Major Transit Station Areas (2026-06-11). Public records; not a legal, zoning or engineering opinion.

Commute

Favourable: Union Station: under 40 min by car, under 60 min by transit

  • To Union Station: under 40 min by car · under 60 min by transit
  • To Highway 404 / 407: under 40 min by car · over 60 min by transit
  • Typical weekday morning, estimated from open road and transit schedule data (not live traffic or a trip planner).

Source: LSG commute estimate, Roads © OpenStreetMap contributors (ODbL); LSG commute estimate, TTC schedules: City of Toronto, Open Government Licence – Toronto; LSG commute estimate, Data used in this product or service is provided with the permission of Metrolinx. Public records; not a legal, zoning or engineering opinion.

Schools nearby

Information: Nearest elementary school: Dublin Heights Elementary and Middle School, 470 m

  • Dublin Heights Elementary and Middle School (Elementary, 470 m) · Toronto DSB
  • St Robert Catholic School (Elementary, 560 m) · Toronto CDSB
  • William Lyon Mackenzie Collegiate Institute (Secondary, 1 km) · Toronto DSB
  • Faywood Arts-Based Curriculum School (Elementary, 1.5 km) · Toronto DSB
  • The nearest school is not always the one that serves an address: use the board's locator. Boundaries change; confirm with the board.

TDSB school locator (Toronto District School Board)TCDSB school locator (Toronto Catholic District School Board)

Source: Ontario Ministry of Education, Ontario public school contact information (placed by Statistics Canada ODA addresses). Public records; not a legal, zoning or engineering opinion.

Child care

Information: 8 licensed child care centres within 1 km

  • Nearest: The Toronto Heschel School (150 m) · 819 Sheppard Avenue, Toronto, ON M3H 2T3
  • Licence status as of the ministry's latest monthly file. Ask the centre about spaces and fees.

Source: Ontario Ministry of Education, Licensed child care facilities in Ontario (2026-09-01). Public records; not a legal, zoning or engineering opinion.

Active development applications

Information: 13 active applications within 500 m

  • Minor variance (Committee of Adjustment) · 800 Sheppard Ave W (80 m) · Approved · A0318/26NY
  • Official plan and/or zoning by-law amendment · 815 Sheppard Ave W (and 2 more addresses) (90 m) · Under Review · 22 163129 NNY 06 OZ
  • Minor variance (Committee of Adjustment) · 7 Goddard St (170 m) · Hearing Scheduled · A0295/17NY
  • Consent (Committee of Adjustment) · 7 Goddard St (170 m) · Hearing Scheduled · B0033/17NY
  • Minor variance (Committee of Adjustment) · 7 Goddard St (170 m) · Hearing Scheduled · A0294/17NY
  • From the municipality's open data. Check the municipality's file for the latest status.

Official plan and/or zoning by-law amendment · 815 Sheppard Ave W (and 2 more addresses)

Source: City of Toronto, Development Applications (City Planning, Application Information Centre) (2026-11-01); City of Toronto, Committee of Adjustment Applications (Active Applications) (2026-10-31); City of Brampton, GeoHub, Planning_Land_Use_Development: OPA ZBA Subdivision, Draft Plan of Condo, Site Plan Approval, Minor Variance, Consent to Sever (2026-11-01); York Region, Active Development Application Boundaries (York Region's review of applications in its nine municipalities) (2026-10-27). Public records; not a legal, zoning or engineering opinion.

Upcoming residential projects

Information: 6 upcoming residential projects within 1 km

  • 815 Sheppard Ave W (and 2 more addresses) (90 m) · Proposed: 11-storey, 71-unit rental building
  • 179-181 Cocksfield Ave (and 2 more addresses) (210 m) · Approved: rental building, up to 14 storeys (units not published)
  • 740 Sheppard Ave W (and 2 more addresses) (250 m) · Proposed: 9-storey, 70-unit mixed-use building
  • 667 Sheppard Ave W (and 3 more addresses) (580 m) · Proposed: 11-storey, 291-unit mixed-use building
  • 665 Sheppard Ave W (and 3 more addresses) (590 m) · Approved: 65-unit apartment building, up to 5 storeys
  • From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

815 Sheppard Ave W (and 2 more addresses)179-181 Cocksfield Ave (and 2 more addresses)740 Sheppard Ave W (and 2 more addresses)

Source: City of Toronto, Development Applications (City Planning, Application Information Centre) (2026-11-01); City of Toronto, Committee of Adjustment Applications (Active Applications) (2026-10-31); City of Brampton, GeoHub, Planning_Land_Use_Development: OPA ZBA Subdivision, Draft Plan of Condo, Site Plan Approval, Minor Variance, Consent to Sever (2026-11-01); York Region, Active Development Application Boundaries (York Region's review of applications in its nine municipalities) (2026-10-27). Public records; not a legal, zoning or engineering opinion.

Building permits nearby

Information: 14 building permits within 250 m since 2024

  • New building · 799 Sheppard Ave W (0 m) · 2026-10-06 · Revision Issued
  • Addition / alteration · 10 Goddard St (150 m) · 2026-08-10 · Inspection
  • New building · 151 Alexis Blvd (120 m) · 2026-07-28 · Inspection
  • Addition / alteration · 160 Cocksfield Ave (200 m) · 2026-06-01 · Inspection
  • Addition / alteration · 2 Norcross Rd (240 m) · 2026-05-11 · Inspection
  • From the municipality's open data. Check with the municipality for the permit's current status.

Source: City of Toronto, Building Permits – Active Permits (2026-10-30); City of Toronto, Building Permits – Cleared Permits (2026-10-30); City of Mississauga, Building Permits (issued since 2018) (2026-10-01); City of Brampton, Building Permits (GeoHub) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Official Plan

Not available: Official Plan designation not available here

Public records; not a legal, zoning or engineering opinion.

Neighbourhood profile

Information: Median household income $98k

  • Median household income (2020): $98,000
  • Owner households: 72%
  • Households with children: 37%
  • Median age: 38
  • Population density: 5,016 per km²
  • Statistics Canada, Census of Population 2021 (income is for 2020), for the dissemination area around this address.

Source: Statistics Canada, Census of Population 2021, Census Profile and dissemination area boundaries (2022-04-27). Public records; not a legal, zoning or engineering opinion.