Praime

Property report · public records

481 University Ave

Toronto, Ontario

  • Outside mapped flood areas
  • St Patrick 80 m
  • Lot 3,591 m²

Lot Potential Score 73 out of 100, Strong

StrongMedium confidence: 1 fact not known

  • +8Lot size. 3,591 m²: a large lot.
  • +8Major Transit Station Area. Inside a Major Transit Station Area: the plan sets higher density targets.
  • +6Rapid transit. 79 m to the nearest subway, LRT or GO station (straight line).

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.

Check another addressExplore the map

Lot

Information: Lot of about 3,591 m²

  • Lot area: 3,591 m² · 0.89 acres · 38,653 sq ft (as stated in the parcel record)
  • About 58.7 m wide and 61.2 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.

Second units and garden suites

Information: Additional units: needs a check

  • Check zoning / further investigation
  • 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
  • Not under Zoning By-law 569-2013 (a former municipal by-law applies): check with the City
  • 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

Information: Multiplex: further investigation required

  • Further investigation required
  • Not under Zoning By-law 569-2013 (a former municipal by-law applies): check with the City
  • Heritage: designated property (Part IV, Ontario Heritage Act)
  • 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

Not available: Severance screening not available for this lot

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

Variance odds (Committee of Adjustment)

Favourable: 97% of 92 minor variances within 1 km approved (5 years)

  • Within 1 km, last 3 years: 58 decisions: 95% approved (95% approved, 0% with conditions, 3% refused, 2% withdrawn)
  • Within 1 km, last 5 years: 92 decisions: 97% approved (97% approved, 0% with conditions, 2% refused, 1% withdrawn)
  • Ward 11, last 3 years: 480 decisions: 87% approved (87% approved, 0% with conditions, 8% refused, 5% withdrawn)
  • Ward 11, last 5 years: 892 decisions: 89% approved (89% approved, <1% with conditions, 7% refused, 4% withdrawn)
  • Typical time from application to decision: 14 weeks (median of 90)
  • Named in the application (1 km, 5 years): parking 18 (94% approved); floor space index / gross floor area 11 (91% approved); building height 9; garden or laneway suite 5; 59 name no category
  • Conditions: 0 of 89 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
  • 481 University Ave (0 m) · Approved 2023-03-08 · file A1339/22TEY · parking
  • 203 Dundas St W (60 m) · Approved 2024-10-16 · file A0697/24TEY
  • 130 Elizabeth St (170 m) · Approved 2026-01-14 · file A0849/25TEY · building height, parking
  • 292 Dundas St W (280 m) · Approved 2026-03-04 · file A0010/26TEY · parking
  • 292 Dundas St W (280 m) · Approved 2023-12-13 · file A0944/23TEY · floor space index / gross floor area, 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

Favourable: In a station area · St Patrick 80 m

  • Nearest rapid transit or GO station: St Patrick (Line 1), 80 m in a straight line
  • 7 stations within 1 km
  • Inside the Queens Park 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 20 min by transit

  • To Union Station: under 20 min by car · under 20 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 100/100 (walk 100, drive 100)

  • Everyday Needs score 100/100: walking 100, driving 100 (everything close by)
  • Grocery store: 2 min walk (Petra Ave Market) · 1 min by car
  • Pharmacy: 1 min walk (Mister Pharmacist) · 1 min by car
  • Transit stop: 1 min walk (Dundas St West at University Ave - St Patrick Station (TTC))
  • Shopping centre: 1 min walk (Village by the Grange) · 1 min by car
  • Emergency department: 1 min walk (Hospital for Sick Children) · 1 min by car
  • Hospital: 1 min walk (The Hospital For Sick Children) · 1 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: Orde Street Public School, 520 m

  • Contact Alternative School School (Secondary, 270 m) · Toronto DSB
  • Orde Street Public School (Elementary, 520 m) · Toronto DSB
  • Heydon Park Secondary School (Secondary, 550 m) · Toronto DSB
  • Beverley School (Elementary, 640 m) · Toronto DSB
  • Subway Academy II (Secondary, 640 m) · Toronto DSB
  • St Michael's Choir (Jr) School (Elementary, 780 m) · Toronto CDSB
  • 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: 17 licensed child care centres within 1 km

  • Nearest: Network Child Care Services - Children'S Gallery Child Care Centre (280 m) · 292 Dundas Street, Toronto, ON M5T 1G2
  • 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: 23 active applications within 500 m

  • Official plan and/or zoning by-law amendment · 505 University Ave (70 m) · OMB Approved · 24 118172 STE 11 OZ
  • Site plan approval · 505 University Ave (70 m) · Under Review · 22 198151 STE 11 SA
  • Official plan and/or zoning by-law amendment · 505 University Ave (70 m) · OMB Approved · 22 198152 STE 11 OZ
  • Consent (Committee of Adjustment) · 123 Edward St (90 m) · Accepted · B0057/26TEY
  • Site plan approval · 123 Edward St (and 1 more address) (90 m) · Under Review · 22 162241 STE 11 SA
  • From the municipality's open data. Check the municipality's file for the latest status.

Official plan and/or zoning by-law amendment · 505 University AveSite plan approval · 505 University AveOfficial plan and/or zoning by-law amendment · 505 University Ave

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: 53 upcoming residential projects within 1 km

  • 505 University Ave (70 m) · Approved: 64-storey, 704-unit mixed-use building
  • 181 Dundas St W (and 7 more addresses) (110 m) · Proposed: 135-unit mixed-use building, up to 41 storeys
  • 522 University Ave (150 m) · Approved: 64-storey, 579-unit mixed-use building
  • 250 Dundas St W (170 m) · Proposed: 49-storey, 441-unit mixed-use building
  • 292 Dundas St W (280 m) · Under construction: 32-storey, 382-unit mixed-use building
  • From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

505 University Ave181 Dundas St W (and 7 more addresses)522 University Ave

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: 59 building permits within 250 m since 2024

  • Addition / alteration · 555 University Ave (240 m) · 2026-10-21 · Permit Issued
  • Addition / alteration · 522 University Ave (150 m) · 2026-10-19 · Permit Issued
  • Addition / alteration · 500 University Ave (120 m) · 2026-10-06 · Permit Issued
  • Addition / alteration · 180 Dundas St W (90 m) · 2026-09-28 · Revision Issued
  • Addition / alteration · 393 University Ave (150 m) · 2026-09-17 · Permit Issued
  • 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 $69k

  • Median household income (2020): $68,500
  • Owner households: 29%
  • Households with children: 15%
  • Median age: 32
  • Population density: 5,313 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.