Praime

Property report · public records

32 Avon Ave

Toronto, Ontario

  • Multiplex: up to 4 units
  • Outside mapped flood areas
  • Zoned RM

Lot Potential Score 48 out of 100, Moderate

ModerateMedium confidence: 1 fact not known

  • +5Multiplex. Up to 4 units, with constraints to check.
  • +4Second and third units. A second unit is possible, but a local rule needs a check (rural servicing, regulated area or zoning).
  • +4Lot depth. About 57 m deep (estimate): a rear-yard suite fits with the required separation.

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 347 m²

  • Lot area: 347 m² · 0.086 acres · 3,731 sq ft (as stated in the parcel record)
  • About 6.1 m wide and 56.9 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 RM · Residential Multiple Dwelling

  • Category: Residential
  • Zone label: RM (f12.0; u4; d0.8) (x252)
  • 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

Check: Additional units: needs a check

  • Likely, with constraints
  • Second unit: possible; needs a check · Third unit: possible; needs a check
  • Garden suite: possible; needs a check · Laneway suite: possible; needs a check
  • Up to 2 additional units per lot in this municipality
  • Partly or wholly in a conservation authority regulated area: units are not permitted in a floodplain or on hazard lands; a CA permit may be needed
  • Partly or wholly in Toronto's Ravine and Natural Feature Protection area (tree and grading permits)
  • 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

Check: Multiplex: up to 4 units, with constraints

  • Potentially suitable with constraints
  • Up to 4 units under the City's multiplex rules
  • Partly or wholly within TRCA's regulated area (flooding, erosion, wetlands): a TRCA permit may be needed
  • Partly or wholly within the City's Ravine and Natural Feature Protection area (tree and grading by-law)
  • 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
  • Zone RM (f12.0; u4; d0.8) (x252): minimum lot frontage 12 m
  • Estimated frontage 6.1 m: 0.5× the minimum (two lots need 2×)
  • Lot area 347 m²
  • Frontage is under twice the zone's minimum
  • Frontage is estimated from the lot lines, not surveyed.
  • Approved severance: 702 Weston Rd (310 m) · 2019-07-04 · file B0033/18EYK
  • Approved severance: 702 Weston Rd (310 m) · 2023-03-23 · file B0037/21EYK
  • 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: 88% of 64 minor variances within 1 km approved (5 years)

  • Within 1 km, last 3 years: 36 decisions: 83% approved (83% approved, 0% with conditions, 11% refused, 6% withdrawn)
  • Within 1 km, last 5 years: 64 decisions: 88% approved (88% approved, 0% with conditions, 9% refused, 3% withdrawn)
  • Ward 5, last 3 years: 267 decisions: 88% approved (88% approved, 0% with conditions, 7% refused, 4% withdrawn)
  • Ward 5, last 5 years: 492 decisions: 88% approved (88% approved, 0% with conditions, 7% refused, 4% withdrawn)
  • Typical time from application to decision: 11 weeks (median of 62)
  • Named in the application (1 km, 5 years): garden or laneway suite 10 (70% approved); side yard setback 2; parking 2; 50 name no category
  • Conditions: 0 of 56 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
  • 32 Avon Ave (0 m) · Approved 2023-05-11 · file A0114/23EYK · side yard setback
  • 39 Seneca Ave (60 m) · Approved 2025-10-09 · file A0278/25EYK
  • 114 Northland Ave (190 m) · Approved 2022-01-13 · file A0386/21EYK
  • 111 Cayuga Ave (240 m) · Approved 2023-04-27 · file A0050/23EYK
  • 47 Lapp St (280 m) · Approved 2024-01-18 · file A0234/23EYK · garden or laneway suite
  • 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: Mount Dennis station 1.2 km away

  • Nearest rapid transit or GO station: Mount Dennis (Line 5), 1.2 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 40 min by transit

  • To Union Station: under 40 min by car · under 40 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.

Everyday needs

Favourable: Everyday Needs score 89/100 (walk 83, drive 95)

  • Everyday Needs score 89/100: walking 83, driving 95 (most needs close by)
  • Grocery store: 9 min walk (Ample Food Market) · 2 min by car
  • Pharmacy: 6 min walk (Keele & Rogers Medical Centre Pharmacy) · 1 min by car
  • Transit stop: 2 min walk (Weston Rd at Seneca Ave (TTC))
  • Shopping centre: 10 min walk (Marshalls) · 2 min by car
  • Emergency department: over 60 min walk · 14 min by car (Hennick Humber Hospital)
  • Hospital: 31 min walk (Runnymede Healthcare Centre) · 8 min by car
  • LSG estimate from open data: walking on mapped streets and paths at 4.8 km/h; driving at typical weekday rush-hour road speeds (not live traffic). Times are for the 200 m square around each address. Places can open, close or move; check before you rely on one.
  • Places and paths © OpenStreetMap contributors, ODbL.

Source: LSG Realty, Everyday Needs score (LSG's own travel-time estimate) (2026-11-02); © OpenStreetMap contributors, ODbL, OpenStreetMap (Geofabrik Ontario extract): roads, footpaths, supermarkets and grocery stores, pharmacies, shopping centres and department stores, hospitals and emergency departments — Open Database Licence (ODbL) 1.0 (2026-11-02); Ontario Ministry of Health, Ministry of Health Service Provider Locations (MOHSERLO): hospital sites — Open Government Licence – Ontario (2026-11-02); City of Toronto (TTC), Merged GTFS – TTC Routes and Schedules (stops) — Open Government Licence – Toronto (2026-11-02); Metrolinx (GO Transit), GO Transit GTFS (stops) — Metrolinx Open Data Licence (2026-11-02); Metrolinx (UP Express), UP Express GTFS (stops) — Metrolinx Open Data Licence (2026-11-02). Public records; not a legal, zoning or engineering opinion.

Schools nearby

Information: Nearest elementary school: Santa Maria Catholic School, 210 m

  • Santa Maria Catholic School (Elementary, 210 m) · Toronto CDSB
  • St Oscar Romero Catholic Secondary School (Secondary, 250 m) · Toronto CDSB
  • Harwood Public School (Elementary, 390 m) · Toronto DSB
  • York Memorial Collegiate Institute (Secondary, 650 m) · Toronto DSB
  • Cordella Junior Public School (Elementary, 770 m) · Toronto DSB
  • Frank Oke Secondary School (Secondary, 890 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.

TCDSB school locator (Toronto Catholic District School Board)TDSB school locator (Toronto 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: 6 licensed child care centres within 1 km

  • Nearest: Lef - Romero Bears Child Care Centre (250 m) · 99 Humber Boulevard, Toronto, ON M6N 2H4
  • 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: 4 active applications within 500 m

  • Consent (Committee of Adjustment) · 380 Weston Rd (190 m) · Accepted · B0029/26EYK
  • Site plan approval · 380 Weston Rd (200 m) · NOAC Issued · 21 117250 WET 05 SA
  • Site plan approval · 2 Bicknell Ave (430 m) · OMB Appeal · 17 109323 WET 12 SA
  • Official plan and/or zoning by-law amendment · 69 X Mc Cormack St (and 5 more addresses) (460 m) · OMB Appeal · 22 123884 WET 05 OZ
  • From the municipality's open data. Check the municipality's file for the latest status.

Site plan approval · 380 Weston RdSite plan approval · 2 Bicknell AveOfficial plan and/or zoning by-law amendment · 69 X Mc Cormack St (and 5 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: 7 upcoming residential projects within 1 km

  • 2 Bicknell Ave (430 m) · Proposed: 62-unit townhouse development
  • 69 X Mc Cormack St (and 5 more addresses) (460 m) · Proposed: 12-storey, 263-unit apartment building
  • 200 Benny Stark St (750 m) · Proposed: 22-storey, 262-unit mixed-use building
  • 72 Brownville Ave (and 16 more addresses) (860 m) · Proposed: apartment building, up to 43 storeys (units not published)
  • 126 Union St (870 m) · Proposed: mixed-use building, up to 34 storeys (units not published)
  • From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

2 Bicknell Ave69 X Mc Cormack St (and 5 more addresses)200 Benny Stark St

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: 13 building permits within 250 m since 2024

  • Addition / alteration · 111 Cayuga Ave (240 m) · 2026-09-17 · Permit Issued
  • Addition / alteration · 50 Northland Ave (190 m) · 2026-06-29 · Revision Issued
  • Addition / alteration · 30 Cayuga Ave (140 m) · 2026-06-10 · Inspection
  • Addition / alteration · 39 Seneca Ave (60 m) · 2025-11-20 · Inspection
  • Demolition · 39 Seneca Ave (60 m) · 2025-11-20 · Closed
  • 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 $36k

  • Median household income (2020): $36,400
  • Owner households: 23%
  • Households with children: 37%
  • Median age: 37.2
  • Population density: 7,489 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.