Praime

Property report · public records

1 Primrose Ave

Toronto, Ontario

  • Outside mapped flood areas
  • Zoned CR
  • Mimico GO 690 m

Lot Potential Score 42 out of 100, Moderate

ModerateMedium confidence: 1 fact not known

  • +8Zoning. Mixed-use zone: housing above or beside other uses, often mid-rise.
  • +8Major Transit Station Area. Inside a Major Transit Station Area: the plan sets higher density targets.
  • −6Second and third units. The by-law likely does not allow a second unit on this lot.

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 210 m²

  • Lot area: 210 m² · 0.052 acres · 2,259 sq ft (as stated in the parcel record)
  • About 6.5 m wide and 33.5 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 CR · Commercial Residential

  • Category: Mixed use
  • Zone label: CR 3.0 (c3.0; r2.2) SS2 (x869)
  • 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 6.5 m
  • Lot area 210 m²
  • Not a low-rise residential zone (R, RD, RS, RT or RM)
  • Frontage is estimated from the lot lines, not surveyed.
  • Approved severance: 41 Superior Ave (160 m) · 2022-05-19 · file B0005/22EYK
  • Approved severance: 182 Queens Ave (350 m) · 2021-03-23 · file B0016/20EYK
  • Approved severance: 94 Wheatfield Rd (390 m) · 2019-11-07 · file B0050/19EYK
  • 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: 94% of 67 minor variances within 1 km approved (5 years)

  • Within 1 km, last 3 years: 41 decisions: 95% approved (95% approved, 0% with conditions, 5% refused, 0% withdrawn)
  • Within 1 km, last 5 years: 67 decisions: 94% approved (94% approved, 0% with conditions, 6% refused, 0% withdrawn)
  • Ward 3, last 3 years: 647 decisions: 87% approved (87% approved, 0% with conditions, 9% refused, 4% withdrawn)
  • Ward 3, last 5 years: 1,168 decisions: 87% approved (87% approved, 0% with conditions, 9% refused, 3% withdrawn)
  • Typical time from application to decision: 9 weeks (median of 67)
  • Named in the application (1 km, 5 years): parking 4; garden or laneway suite 4; building height 2; side yard setback 1; 57 name no category
  • Conditions: 0 of 63 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
  • 2454-2458 Lake Shore Blvd W (80 m) · Approved 2023-06-08 · file A0173/23EYK
  • 40 Mimico Ave (160 m) · Approved 2025-01-16 · file A0358/24EYK · parking
  • 41 Superior Ave (160 m) · Approved 2022-05-19 · file A0060/22EYK
  • 2502 Lake Shore Blvd W (230 m) · Approved 2026-10-22 · file A0291/26EYK · garden or laneway suite
  • 2502 Lake Shore Blvd W (230 m) · Approved 2025-02-20 · file A0019/25EYK
  • 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

Favourable: In a station area · Mimico GO 690 m

  • Nearest rapid transit or GO station: Mimico GO (Lakeshore West), 690 m in a straight line
  • Inside the Mimico Protected Major Transit Station Area. Station area boundaries and density targets come from the Official Plan. Confirm with the municipality.

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 20 min by car, under 60 min by transit

  • To Union Station: under 20 min by car · under 60 min by transit
  • To Highway 404 / 407: under 60 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: John English Junior Middle School, 480 m

  • John English Junior Middle School (Elementary, 480 m) · Toronto DSB
  • St Leo Catholic School (Elementary, 550 m) · Toronto CDSB
  • David Hornell Junior School (Elementary, 570 m) · 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: Martin Luther Child Care (Superior) (170 m) · 5 Superior Avenue, Toronto, ON M8V 2M1
  • 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: 8 active applications within 500 m

  • Official plan and/or zoning by-law amendment · 2407 Lake Shore Blvd W (and 3 more addresses) (60 m) · OMB Appeal · 21 235704 WET 03 OZ
  • Draft plan of subdivision · 2417 Lake Shore Blvd W (and 3 more addresses) (130 m) · Appeal Received · 21 236099 WET 03 SB
  • Site plan approval · 2491 Lake Shore Blvd W (150 m) · Under Review · 22 168204 WET 03 SA
  • Minor variance (Committee of Adjustment) · 2502 Lake Shore Blvd W (230 m) · Approved with Conditions · A0291/26EYK
  • Minor variance (Committee of Adjustment) · 182 Queens Ave (350 m) · TLAB Appeal · A0142/20EYK
  • From the municipality's open data. Check the municipality's file for the latest status.

Official plan and/or zoning by-law amendment · 2407 Lake Shore Blvd W (and 3 more addresses)Draft plan of subdivision · 2417 Lake Shore Blvd W (and 3 more addresses)Site plan approval · 2491 Lake Shore Blvd W

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: 18 upcoming residential projects within 1 km

  • 2407 Lake Shore Blvd W (and 3 more addresses) (60 m) · Proposed: about 557-unit residential development
  • 2417 Lake Shore Blvd W (and 3 more addresses) (130 m) · Proposed: residential subdivision (units not published)
  • 2491 Lake Shore Blvd W (150 m) · Proposed: 9-storey mixed-use building (units not published)
  • 8 Newcastle St (and 4 more addresses) (660 m) · Proposed: residential subdivision (units not published)
  • 27 Newcastle St (and 4 more addresses) (660 m) · Proposed: 1,351-unit mixed-use building, up to 36 storeys
  • From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

2407 Lake Shore Blvd W (and 3 more addresses)2417 Lake Shore Blvd W (and 3 more addresses)2491 Lake Shore Blvd W

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: 17 building permits within 250 m since 2024

  • Addition / alteration · 8 Mimico Ave (60 m) · 2026-09-04 · Inspection
  • Addition / alteration · 41 Primrose Ave (140 m) · 2026-07-31 · Inspection
  • Addition / alteration · 2408 Lake Shore Blvd W (70 m) · 2026-07-21 · Inspection
  • Addition / alteration · 2408 Lake Shore Blvd W (70 m) · 2026-04-30 · Inspection
  • Addition / alteration · 43 Mimico Ave (170 m) · 2026-04-28 · 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 $99k

  • Median household income (2020): $99,000
  • Owner households: 51%
  • Households with children: 42%
  • Median age: 40
  • Population density: 5,094 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.