Welcome to my blog on housing, culture and design in Toronto, Ontario, Canada. I’m Steve Fudge, and I am celebrating my 35th year as a realtor and property consultant in Toronto, Ontario, Canada.
I want to start this post by stating that I shelter is a right, not a privilege. Until an individual has a key to a private room where they can be safe and secure, they do not have agency. Until a family has affordable housing to flourish, they are impoverished. Canada’s housing crisis is most acute due to its lack of community housing, followed by its shortage of affordable housing. We lack habitable shelter for lower and middle-income households across the country. Furthermore, the lack of clean, safe drinking water in First Nations is a violation of the UN-recognized human rights to water and sanitation.
In May 2023, the City of Toronto made a progressive leap forward when they adopted the recommendations of a ‘Multiplex Study’ that was part of Toronto’s Expanding Housing Options In Neighbourhoods Initiative. When meeting the criteria, the Zoning Bylaw Amendment granted the ‘as-of-right’ to build multiplexes up to four units (plus a garden suite or laneway home) on land previously the domain of single-family dwellings. We wrote about it here: As-Of-Right Multiplexes Create Missing Middle Options For Toronto Real Estate.
This change permits multiplexes to be built in all areas designated Residential. City Hall hopes it will help ease the housing crisis by densifying neighbourhoods formerly occupied by predominantly single-family dwellings – particularly ‘yellowbelt neighbourhoods ‘. Here’s a great resource map about Yellowbelt areas.
Before this multiplex policy was introduced, a homeowner could have an accessory suite (basement apartment) in their residence and, as of 2019, a laneway dwelling or, as of 2022, a garden suite providing they each met specific site criteria. Now one can construct four units as-of-right and, if in compliance, a laneway or garden suite.
The height limit for residential buildings became a standard 10 metres – which had existed in some, but not all, city neighbourhoods. East York, for example, historically had a height limit of 8.5 metres. Also, the as-of-right bylaw allows multiple front doors facing the street and up to two porches/decks/balconies per unit (which are sensible fire escapes). Furthermore, onsite parking is no longer required, and development charges (around $50,000 per unit) are currently waived for up to 4 units to encourage this kind of development.
I am a fan of this bylaw because it offers a way to create community-centric, gentle-density housing. In April 2023, when the executors of an Estate enlisted our services to sell a 100-year-old East York bungalow approaching obsolescence, I promoted the property and this bylaw as an opportunity to build –> A New Multi-Generational Family Residence, Co-Housing For 4 Friends, An Income Property Or A Small Condominium In East York, Toronto. Although the developer who bought the property constructed an executive single-family residence that, on completion, sold for $2,350,000, I looked forward to seeing a new multiunit dwelling built because this bylaw allowed it as-of-right.
Not long after, an East York multiunit redeveloped as-of-right came to market – not as one property for purchase – but as four new condominium units offered separately. This development demonstrates that a site once home to a bungalow can become four separately deeded units to shelter four independent households.
Located on Mortimer Avenue – north of Danforth, west of Donlands in the heart of East York – the 31.81′ x 145.95′ lot was originally home to a small bungalow constructed in 1938. In July 2020, the property was listed for $899,000 and sold for $1,020,000.
Here’s what it looks like today:
The pictures & prices for each of the 4 units are as follows:
Suite 1 – A 2-Storey 2Bed, 2.5Bath Suite (1400sf) – Listed for $999,900, it sold for $979,900
Suite 2 – A Lower Level 1Bed Suite (501sf) – Listed for $299,900, it sold for $375,000
Suite 3 – A 3-Storey Townhome Condo (1895sf) with 4-Bedrooms & 2-car tandem parking – Listed for $999,900, it sold for $1,200,000
Suite 4 (Garden Suite) – A 2-Storey, 3Bed 2.5Bath Garden Shed Suite (1200+sf) + 700sf exclusive garden – Listed for$899,900, it sold for $1,100,000
The combined sale prices for the 4 units at this property was –> $3,654,900 !!!
This sum is a million dollars more than the sums new executive single-family dwellings in East York fetch, which sell in the range of $2,200,000 to $2,600,000. Although constructing a 4-unit multi-dwelling is more costly, by my estimate the profit margin is more lucrative and there is a larger pool of Buyers seeking places to purchase for $1,200,000 or less. Plus, our city needs more housing like this.
In “This Toronto Condo has Four Units“, a TorStar columnist writes: “Together, the four newly built units form a condominium, all for sale. It’s a style of multiplex new to Toronto, and industry insiders say it could spark an increase in similar projects across the city.“
“It hits every demographic and every family size,” said Krikorian. “Young couples, downsizers in the area, people that want to be close to downtown but don’t want to be uptown. The semi and the townhome each sport balconies overlooking the fenced-in backyard. Inside, the units are bright and outfitted with new appliances, including a gas stove with wooden finishes. Each unit has its designated outdoor space divided by fencing. Although only the semi has a parking spot, the property is within walking distance of multiple transit lines and designated street parking.
“Each unit pays condo fees — $394.20 for the townhouse, $230.15 for the basement, $633.08 for the semi-detached and $491.44 for the garden suite.”
“After seeing this building land on the market, Galbraith [the president of an urban planning firm] expects rising interest from other builders looking to replicate the project. For him, it’s already prompted a discussion with colleagues about the potential opened up by this pioneering development.”
I would love to see more of these. If you’re a small-scale developer, a multi-generational family, or four besties interested in this product type, I’d love to speak with you about the opportunities in downtown Toronto. With a multidisciplinary education in Toronto’s social history, psychographics, and urban planning & design, plus 35 years of experience in the new homes and resale markets, I have lots of knowledge and insights to serve you.
If you enjoyed this, you may enjoy these other Urbaneer.com posts:
City Of Toronto To Permit Higher Density Housing With New ‘Major Streets Bylaw’
Design Innovations For A More Affordable Canadian Housing Future
Dear Urbaneer: Does Canada Have A History Of Building Affordable Economical Housing?
Making Housing Affordable… Around The World!
Dear Urbaneer: What’s Being Done To Create Affordable Housing In Toronto?
Dear Urbaneer: How Can Minimalism Help With Affordability & Sustainability In Housing?
How Canada’s 3 Levels Of Government Shape Housing Policy & Programs
Trending In Toronto: Single Family Houses Replaced By Boutique Condo Townhomes
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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.
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Steven Fudge, Sales Representative
& The Innovative Urbaneer Team
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Celebrating Thirty-Four Years As A Top-Producing Toronto Realtor
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