Property report · public records

6 Watt Ave

Toronto, Ontario

Garden suite: likely allowed
Outside mapped flood areas
Zoned RM

Lot Potential Score 69 out of 100, Strong

StrongMedium confidence: 1 fact not known

+14Second and third units. A second and a third unit are likely allowed (Planning Act s. 35.1 and the municipal by-law).
+9Multiplex. Potentially suitable for up to 4 units (Toronto multiplex permission).
+8Garden or laneway suite. A garden suite in the yard is likely allowed.

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 address Explore the map

Lot

Information: Lot of about 255 m²

Lot area: 255 m² · 0.063 acres · 2,740 sq ft (as stated in the parcel record)
About 7.6 m wide and 35.3 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

Favourable: Garden suite: likely allowed

Likely allows additional units
Second unit: likely allowed · Third unit: likely allowed
Garden suite: likely allowed · Laneway suite: not likely
Up to 2 additional units per lot in this municipality
No public lane found along the lot (a laneway suite needs 3.5 m of lot line on a lane)
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

Favourable: Multiplex: up to 4 units, potentially suitable

Potentially suitable
Up to 4 units under the City's multiplex rules
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 7.6 m: 0.6× the minimum (two lots need 2×)
Lot area 255 m²
Frontage is under twice the zone's minimum
Frontage is estimated from the lot lines, not surveyed.
Approved severance: 66 Kane Ave (90 m) · 2021-11-16 · file B0021/21EYK
Approved severance: 200 Benny Stark St (350 m) · 2024-07-03 · file B0017/24TEY
Approved severance: 234 Donald Ave (410 m) · 2020-06-25 · file B0072/19EYK
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: 89% of 121 minor variances within 1 km approved (5 years)

Within 1 km, last 3 years: 60 decisions: 87% approved (87% approved, 0% with conditions, 10% refused, 3% withdrawn)
Within 1 km, last 5 years: 121 decisions: 89% approved (89% approved, 0% with conditions, 8% refused, 2% 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: 13 weeks (median of 118)
Named in the application (1 km, 5 years): garden or laneway suite 21 (76% approved); parking 11 (91% approved); side yard setback 4; floor space index / gross floor area 2; 87 name no category
Conditions: 0 of 108 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
6 Watt Ave (0 m) · Approved 2025-01-16 · file A0422/24EYK · garden or laneway suite
8 Watt Ave (10 m) · Approved 2024-11-21 · file A0407/24EYK · garden or laneway suite
84 Kersdale Ave (80 m) · Approved 2026-10-22 · file A0272/26EYK
534 Rogers Rd (90 m) · Approved 2024-05-09 · file A0139/24EYK
66 Kane Ave (90 m) · Approved 2021-11-16 · file A0195/21EYK
Past decisions don't predict future ones; not a planning opinion.

Variance odds by category City'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: Keelesdale station 1 km away

Nearest rapid transit or GO station: Keelesdale (Line 5), 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.

Everyday needs

Favourable: Everyday Needs score 89/100 (walk 85, drive 93)

Everyday Needs score 89/100: walking 85, driving 93 (most needs close by)
Grocery store: 1 min walk (Rui Gomes Meats & Food Market) · 1 min by car
Pharmacy: 2 min walk (I.D.A.) · 1 min by car
Transit stop: 1 min walk (Rogers Rd at Scott Rd (TTC))
Shopping centre: 16 min walk (Canadian Tire) · 4 min by car
Emergency department: over 60 min walk · 15 min by car (Hennick Humber Hospital)
Hospital: 41 min walk (Runnymede Healthcare Centre) · 11 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: St Matthew Catholic School, 230 m

St Matthew Catholic School (Elementary, 230 m) · Toronto CDSB
York Memorial Collegiate Institute (Secondary, 490 m) · Toronto DSB
Silverthorn Community School (Elementary, 520 m) · Toronto DSB
General Mercer Junior Public School (Elementary, 540 m) · Toronto DSB
St Oscar Romero Catholic Secondary School (Secondary, 1.1 km) · Toronto CDSB
Frank Oke Secondary School (Secondary, 1.7 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.

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.

Parks

Favourable: Nearest park: Regent Park - Etobicoke, 100 m

7 parks and green spaces within 800 m

Source: City of Toronto, Green Spaces (2026-10-27); City of Brampton, Parks (2026-10-19); City of Brampton, Recreational Trails (2026-10-19); City of Ottawa, Parks and Greenspace (2026-10-31); OpenStreetMap, Parks, nature reserves and conservation areas (2026-10-29); OpenStreetMap, Named paths, trails and cycleways (2026-10-29). Public records; not a legal, zoning or engineering opinion.

Child care

Information: 7 licensed child care centres within 1 km

Nearest: Network Child Care Services - Just Kids Child Care Centre (470 m) · 1695 Keele Street, Toronto, ON M6M 3W7
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: 17 active applications within 500 m

Minor variance (Committee of Adjustment) · 84 Kersdale Ave (80 m) · Approved with Conditions · A0272/26EYK
Consent (Committee of Adjustment) · 559 Rogers Rd (160 m) · Accepted · B0049/25EYK
Minor variance (Committee of Adjustment) · 559 Rogers Rd (160 m) · Accepted · A0464/25EYK
Minor variance (Committee of Adjustment) · 559 Rogers Rd (160 m) · Accepted · A0466/25EYK
Minor variance (Committee of Adjustment) · 559 Rogers Rd (160 m) · Accepted · A0465/25EYK
From the municipality's open data. Check the municipality's file for the latest status.

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: 9 upcoming residential projects within 1 km

200 Benny Stark St (360 m) · Proposed: 22-storey, 262-unit mixed-use building
2 Bicknell Ave (480 m) · Proposed: 62-unit townhouse development
126 Union St (590 m) · Proposed: mixed-use building, up to 34 storeys (units not published)
100 Union St (670 m) · Proposed: mixed-use building, up to 37 storeys (units not published)
80 Union St (and 1 more address) (810 m) · Proposed: 1,364-unit apartment building, up to 49 storeys
From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

200 Benny Stark St 2 Bicknell Ave 126 Union St

Building permits nearby

Information: 20 building permits within 250 m since 2024

Addition / alteration · 139 Kane Ave (210 m) · 2026-06-17 · Revision Issued
Addition / alteration · 692 Old Weston Rd (200 m) · 2026-05-11 · Inspection
Addition / alteration · 201 Aileen Ave (160 m) · 2026-04-22 · Revision Issued
Addition / alteration · 239 Aileen Ave (250 m) · 2026-04-20 · Closed
New building · 214 Chambers Ave (220 m) · 2026-04-07 · 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.

Heritage

Favourable: No heritage status found

Not found on the City's Heritage Register or in a Heritage Conservation District.
Heritage status limits changes; confirm with the municipality.

Source: City of Toronto, Heritage Register (listed properties, and properties designated under Part IV or Part V of the Ontario Heritage Act) (2026-09-01); City of Toronto, Heritage Conservation Districts (2026-06-23). 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.

Contaminated sites

Favourable: No federal contaminated sites within 500 m

From government records. Absence from this map doesn't mean a site is clean; get a Phase I ESA.

Source: Treasury Board of Canada Secretariat, Federal Contaminated Sites Inventory (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Neighbourhood profile

Information: Median household income $91k

Median household income (2020): $91,000
Owner households: 75%
Households with children: 43%
Median age: 40.8
Population density: 8,087 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.