Welcome to my blog on housing, culture, and design! I’m Steve Fudge and I’m celebrating over 3 decades as a realtor and property consultant in Toronto, Ontario, Canada.

Our gorgeous ‘City of Neighbourhoods’ has been built on the strength and vitality of the many unique communities within its borders. It currently has 120 official neighbourhoods to its name. Unofficially? The total is probably closer to 240.

Each of these ‘pockets’, either symbolically or literally, represents a unique history, culture, or class of residents, and those distinctions are reflected in the amenities, food, architecture, and infrastructure found there. Some great examples are Korea Town, The Danforth, China Town, The Fashion District,  Little India, the Distillery District, or even arteries like Avenue Road!

City of Toronto urban planners and those in the development industry have long agreed that increasing the population along arterial roads is key to the city’s future growth. If you increase the size of new buildings for higher density, continue its mix of residential and commercial uses including encouraging smaller storefronts for local entrepreneurs, and allow as-of-right new construction consistent in scale, setback and height, communities blossom and will be better able to accommodate the waves of immigration that Canada experiences annually.

Let’s take a look at a stretch of Bayview Avenue – home to the Bayview-Leaside BIA – from Moore to just north of Eglinton Avenue East that serves as the high street for Davisville Village and Leaside. This encompasses two very desirable neighbourhoods that were developed in the 1920s (Davisville Village) through the 1930s and 40s (Leaside). Here’s what’s in store for the densification of this major avenue.

Under Construction

Here are 2 developments on Bayview Avenue – the first is located just north of Merton and the second is located just south of Eglinton Avenue East that are already under construction:

1410 Bayview – Under Construction

• An 8-storey mixed-use building (100 feet tall)
• 57 Units – Residential Condo/Commercial
• Designed by architects-Alliance for Gairloch Developments
• Situated on Bayview, just north of Merton Street

1718 Bayview – Under Construction

• A 9-storey mixed-use building
• 197 Units – Residential Condo/Commercial
• Designed by BDP Quadrangle for Gairloch Developments
• Situated on Bayview, just south of Eglinton

Proposed

Here are 5 proposed developments on Bayview Avenue.

Note one of the proposed developments is 8 floors – similar to the two under construction – while the other four range from 27 to 46 stories high. This is because the City of Toronto is required by provincial law to set minimum density standards around Major Transit Station Areas (MTSAs) which encompass the area within a 500- to 800-metre radius around a transit station. In this instance, the new Leaside Station on the Eglinton Crosstown LRT will soon be open at the intersection of Bayview Avenue and Eglinton Avenue East.

1500 Bayview – Pre-Construction – between Davisville and Millwood

• An 8-storey mixed-use building
• 154 Units Residential Rental/Commercial
• Designed by BDP Quadrangle for Medallion Corp
• Situated on Bayview, just north of Davisville

1779-1787 Bayview – Pre-Construction – just south of Eglinton Avenue East

• A 35-storey mixed-use residential building
• 436 Units – Residential Condo/Rental
• Designed by Arcadis for Condor Properties Ltd.
• Situated on Bayview, just south of Eglinton

1802 Bayview– Pre-Construction – north of Eglinton Avenue East

• A 46-storey mixed-use building
• 419 Units – Residential Condo/Commercial
• Designed by architects—Alliance for Gairloch Developments
• Situated on Bayview, just north of Roehampton

1837 Bayview – Pre-Construction – north of Eglinton Avenue East

• A 27-storey mixed-use building
• 314 Units – Residential/Commercial
• Designed by Arcadis for Gupta Group
• Situated on Bayview, just south of Broadway

1840 Bayview – Pre-Construction – north of Eglinton Avenue East

• A 29-storey mixed-use building
• 318 Units – Residential/Commercial
• Designed by architects—Alliance for Skale Developments
• Situated at the corner of Bayview & Broadway

With so much development happening across the City, some are worried that ubiquitous towers will not only dampen the vibrant personalities of Toronto communities but also erase the ethnic and cultural histories of many neighbourhoods. On the one hand, yes, the once-contrasting pockets of Toronto are looking more and more alike.

Indeed, the cultural and economic differences between neighbourhoods – once quite distinct and deeply felt – have begun to evaporate as the city’s population has grown, commuting times have ballooned, and the dominant shelter typology in the central core has seen condominium housing surpass freehold dwellings. As a result, freehold dwellings in all locations have become more coveted and desirable in the downtown core. At the same time, the premiums or discounts that in early times were based on the particular blocks of any street have all but disappeared.

As for the preservation of diasporic communities that helped to build Toronto, that’s a more sensitive issue. However, Canada’s need for more housing is in large part to accommodate immigration. So while the demising lines between cultural enclaves may fade, aren’t we creating a stronger cultural melting pot of a City where those of all different ethnic backgrounds are represented everywhere? And isn’t that better? The debate is fierce and ongoing.

Instead of some urban neighbourhoods being coveted, and others not, everywhere is now considered premium. What property is worth tends to now be calculated based on its value as land (size, features, highest and best use) and the structures on it (age, size, condition, and architectural merit). And most every city street has properties that may be considered strictly as ‘land value’, while others may be deemed ‘executive pedigree’.

And each will find its Buyer!

We call it: An Elegant Tudor On Belsize At Bayview In Family-Friendly Davisville Village – NOW SOLD!

415 Belsize Drive is situated in the highly-coveted enclave of Davisville Village, which – being in the centre of the city – boasts a WalkScore of 97 out of 100! Located 4 blocks south of Eglinton East (and the new Leaside LRT stop) and 10 houses west of Bayview Avenue, this quality renovated detached residence is steps to South Bayview’s urban village high street. You can see Starbucks from the foot of the driveway!

Did you enjoy this? Here are some of other posts on Neighbourhood and City development:

• Dear Urbaneer: Are More High-Rise Towers Coming To My Neighbourhood?

• The Imminent Transformation Of Moss Park & The Garden District – Upcoming Developments

• Why More Condos On The Danforth Is Good

• From Brownfield To Playing Field: A Brief History Of Toronto’s Davenport Village

• A Brief History On The Intensification Of The Danforth In Toronto

• Garden City: The History And Revitalization Of Toronto’s Regent Park Neighbourhood

• Gentrification, Densification, And The History Of Toronto Real Estate

Want to have someone on your side?

Since 1989, I’ve steered my career through a real estate market crash and burn; survived a slow painful cross-country recession; completed an M.E.S. graduate degree from York University called ‘Planning Housing Environments’; executed the concept, sales & marketing of multiple new condo and vintage loft conversions; and guided hundreds of clients through the purchase and sale of hundreds of freehold and condominium dwellings across the original City of Toronto. From a gritty port industrial city into a glittering post-industrial global centre, I’ve navigated the ebbs and flows of a property market as a consistent Top Producer. And I remain as passionate about it today as when I started.

We’d love to introduce our services to you.

Serving first and second-time Buyers, relocations, renovators, and those building their long-term property portfolios, our mandate is to help clients choose the property that will realize the highest future return on their investment while ensuring the property best serves their practical needs and their dream of “Home” during their ownership.

Are you considering selling? We welcome providing you with a comprehensive assessment free of charge, including determining your Buyer profile, ways to optimize your return on investment, and tailoring the listing process to suit your circumstances. Check out How Urbaneer’s Custom Marketing Program Sold This Authentic Broadview Loft In Riverside to learn more about what we do!

Consider letting Urbaneer guide you through your Buying or Selling process, without pressure, or hassle.

We are here to help!

Thanks for reading!

-The Urbaneer Team

Steven Fudge, Sales Representative
& The Innovative Urbaneer Team
Bosley Real Estate Ltd., Brokerage – (416) 322-800

– we’re here to earn your trust, then your business –

Celebrating Thirty-Four Years As A Top-Producing Toronto Realtor

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*Love Canadian Housing? Check out Steve’s University Student Mentorship site called Canadian Real Estate, Housing & Home which focuses on architecture, landscape, design, products, and real estate in Canada!