A Fantastic Flex House In Dovercourt Village

If there’s one universal truth for Buyers on a Dwell Hunt, it’s that, even at the best of times, finding a property that balances your wishes, wants, and needs with your pocketbook is no easy feat – especially in the original City of Toronto.

It becomes even more challenging when those ‘Must Have’s include a centrally-located turn-key freehold property with income offset, onsite parking, and contemporary styling in proximity to public transit, recreational green space, and a vibrant urban village for everyday amenities. 

For those Buyers questioning whether their domestic dreams are attainable, this heart-grabber – located at 117 Hallam Street – is both remarkable and refreshing. Offering an intelligent, flexible space plan, this property can be used in its current iteration as two 2-bed suites, or be easily converted into a 3+1 bed, 2 bath residence with a main floor family room. Need more space? This property has the as-of-right approvals for a 2-storey laneway dwelling of about 1350 square feet!

Whether you’re seeking an income property or a place to hang the hats of your laughing barking brood, this detached renovated Flex House in Dovercourt Village offers the ideal quartet of location, condition, opportunity, and value.

May we kindly suggest you “Start the car!”, because this offering ticks many boxes.

Welcome to 117 Hallam Street!

Discover Dovercourt Village 

One of the best features of the original City of Toronto – long regarded as ‘the city of neighbourhoods‘ – is how the fabric of our urban landscape is like a colourful patchwork quilt of domesticity. Each neighbourhood pocket, woven into the threads of the others surrounding it, has its own unique qualities according to its geography, cultural placemaking, and history, creating the patina and character that makes each of them special and Toronto so vibrant. One neighbourhood that we’ve adored for the past decade because of its progressive liberated vibe is Dovercourt Village, with its intermingling of cultural communities that vary from your vantage point – literally from corner to corner and street to street, within its’ boundaries of Bloor, Geary, Ossington and Dufferin Streets.

Founded in the 1870s, the first residents were originally poor immigrants from England living in dozens of small cottages.  Annexed by the old City of Toronto in 1912, which resulted in city services being extended to help stimulate its growth and development, this area developed higgledy-piggledy with a mixture of land uses. The main thoroughfare of Bloor Street – between Montrose and Dufferin – consisting almost exclusively of mixed-use residential and commercial buildings has been branded ‘Bloorcourt Village’ by the Business Improvement Association. Be sure to check out two of our favourite food purveyors in the ‘hood; spice up your life at La Tortilleria, and bank some serious snack time at Field Trip Cafe!

Businesses on Dovercourt Road at Hallam Street – literally steps from the front door of this property – also have their own BIA called the ‘Dovercourt Village BIA’. The boundaries stretch from Dupont south to Shanly and east-west from Salem to Ossington Avenue. Residents appreciate – and regular visitors notice – the slow but sure betterment of the community thanks to various BIA initiatives. And seriously, who wouldn’t want to live around the corner from a local bakery, bodega, and coffee shop?

To the north, between Dupont and Davenport on Geary Avenue, is an emerging post-industrial redevelopment. (Check out our 2020 post entitled, A Brief History On The Old & The Emerging New Dupont.) Limited manufacturing remains, but many of the warehouses and storage facilities are being gentrified into contemporary art galleries, fantastic breweries, restaurants, and creative office spaces. While the Canadian Pacific Railway operates a mainline between the two thoroughfares, a large amount of former industrial space has been converted into more contemporary uses like art galleries and coffee shops. Five years ago it was called Toronto’s ‘Williamsburg’ (à la 2 Broke Girls) by the website Torontoist (now Daily Hive), in a piece called “Is Dovercourt Village Toronto’s Next Big Thing?”

The residents of Dovercourt Village are a short stroll to Clay & Paper Puppet Theatre in Dufferin Grove Park, some fantastic karaoke spots in Little Korea to the east, and the Museum of Contemporary Art in the Junction Triangle to the west. Even closer, on Bloor Street, you’ll find many cafes, restos, boutiques, and purveyors of extraordinary delights. That’s one of the benefits, not only of living in a City of Neighbourhoods, but of living near the centre of it all: you’re surrounded by other great pocket communities that only serve to strengthen and enrich your daily life.

Daily errands are a breeze, too. A Guardian Pharmacy, Shoppers Drug Mart and a LCBO are located nearby on Bloor Street; while Farm Boy, Loblaws and Fresh Co. grocers have storefronts on Dupont. Plus, there are some very cute classic corner stores steps away on Dovercourt that you can run to for last-minute items like milk, bread, and fresh flowers. We also love the mandate of Fiesta Farms – a nearby independent grocer and garden centre focusing on locally farmed products!

Are you a zombie without your morning java? Try Masa Deli & Espresso Bar on Dovercourt Road for a coffee and a breakfast sandwich! Also, check out Contra Cafe, where you’re likely to leave with a sweet-smelling fresh-baked loaf too!  When dinner time rolls around and you’re craving something filling – like Italian – we recommend Trattoria Taverniti North (the pizza and polenta chips are particular faves!). For something lighter and snacky, check out OMG Cafe & Tapas and South Pacific for great Chinese.  For dessert, you really can’t beat the delectable offerings and groovy atmosphere at Better Days Donuts! All four of these purveyors are on Dovercourt Road.

If you’re taking your friends out for a drink, Rooms on Dupont is a standout. We love the laid-back vibe and the guest DJs that play a set while you enjoy a delicious negroni! But our favourite spot for a pint in this neighbourhood is Blood Brothers Brewing, which is an industrial-chic taproom (with some great pub fare) up on Geary Avenue. It feels like you’re at home among a family of like-minded brew lovers when there.

What’s your shopping style? Mall or cute boutique? You’ve not only got ample choice for all of these – but you’ve got convenient access as well. Within a 20-minute stroll is Dufferin Mall – a shopper’s paradise with over 120 retailers including Walmart, Winners & Marshalls – and it’s even faster to the independent boutiques and bakeries on Bloor Street. Looking to grab a bite or meet with friends for coffee, drinks or a hang-out? No need to make plans – just wander out your front door south to Bloor Street with its selection of eclectic eateries, not to mention some stellar ‘buy local’ produce and butcher shops.

Is fitness and contemplation part of your everyday life? Just steps away on Bartlett is Dovercourt Park – a 2.4 hectare park featuring a lit ball diamond, two outdoor tennis courts, a wading pool and two children’s playgrounds. Located at the northeast corner of the park is the Dovercourt Boys and Girls Club. A bit further away – a 12-minute walk – is the well-known Christie Pitts Park, offering a pool and splash pad, three baseball diamonds, a multi-sport field, basketball and volleyball courts, an ice rink, a children’s playground, and a community garden. How’s that for a stacked lineup of fun?!

If you love seasonal organic produce, a 20-minute walk will bring you to a fab farmer’s market at Dufferin Grove Park. This one’s a predominantly treed green space that also boasts an ice skating rink, playgrounds, picnic areas, and a community pizza oven! It’s a great spot to commune with nature, but if you’re not looking to unplug completely, and need to get a little work done, they have Wi-fi. Plus there are loads of other inventive activities that take place throughout the year organized by the ‘Friends of Dufferin Grove Park’. When it comes to green spaces, you’re spoiled for choice living on Hallam Street!

Been a while since you spent an afternoon hanging out in a library? This one is well worth your afternoon (and a few more). The Gladstone Library is not only chock-full of reading and multimedia material and family & community programming, but it’s a visual marvel as well, thanks to its $119 million renovation. Loads of natural light, free Wi-Fi, comfy chairs and snacks? Throw in a good book, and it sounds heavenly.

For those who commute by public transit, you can ride the 63 Ossington Bus Southbound for 2 minutes to Ossington Station – or you can walk there in just 10 minutes! Having a subway station so close to home is a major boon. Once you’re on the Bloor subway line, every corner of the City is available to you! If you’re a cyclist, you can take the bike lanes on Hallam to Bartlett or Shaw, which then connect you to the rest of Toronto’s cycling network! Need a car occasionally, for a Costco or Ikea run perhaps? There’s an Enterprise Car Rental Service just steps south at 947 Dovercourt Road!

Finally, it’s noteworthy how extremely family-friendly this neighbourhood is, with a supportive, connected community. While there are amenities and services aplenty, there are also many great schools, which are of incredible value (both literally in terms of preserving and increasing your asset value and in terms of simplifying life for parents). For the elementary and middle school crowd, Dovercourt Public School is a hop-skip-and-jump away – just 6 minutes down Hallam Street on foot! How convenient is that?! For high schoolers, Bloor C.I. is a bit further out – either a 30-minute walk or a 10-minute bus or cycle. Both of these schools are ranked well among the city’s educational institutions!

Home Sweet Hallam

We’re delighted to introduce you to this charming Flex House nestled on a 21 x 118 foot lot with laneway access to a quaint 2 car garage. Constructed in 1910 with a later 2-storey extension built on the rear of this dwelling, this residence possesses oodles of curb appeal. The front yard is blanketed by a gorgeous, naturalized butterfly garden, while climbing vines drape the ornamental iron columns that flank the front porch, adding even more sweetness to this home’s cultural curb appeal.

We love a covered porch. Fantastic for people-watching on lazy afternoons, it’s also a great opportunity to mingle with passersby and catch up on the comings and goings of area residents. Research shows that taking time to be convivial with your community – even for a few minutes daily – increases happiness and connection.

The front foyer – with its built-in, unobtrusive shoe storage – is currently the exclusive domain of Upper Suite residents but available as an emergency exit for the Garden Suite owner. However, while the property is listed for sale, all showings will begin here so prospective purchasers can see how the Garden Suite (with connecting door) and Upper Suite can easily become a single family residence.

The Garden Suite

The Garden Suite – comprising the Main and Lower Levels – is currently configured as a 2-bed 1-bath self-contained suite. Occupied by the owner, Peter uses the Side Door on the west walkway as his primary entrance, which opens into a circulation space from which all functions radiate. The generous modern kitchen – with cool-toned stone countertops and gleaming stainless steel appliances accented by a warm butcher block-topped island – takes centre stage as the hub of this home, but it’s cleverly interconnected to a well-proportioned open plan ‘family room’ which is flooded with natural south-facing light and features expansive views of the garden.

To the front of the residence where the connecting door to the foyer is located, a large semi-private zone offers the future buyer plenty of options for their own use. Currently configured as a primary bedroom with a sitting area, Buyers wanting to use the entire house as a single-family home may dedicate this area as a more formal living and dining area. Alternatively, a Buyer may see the highest and best use for this space as a ‘Work From Home’ office, while others may see merit and value in adding a powder room or 3-piece washroom in a portion of the area abutting the kitchen and under the second-floor washroom where the plumbing lines are located.

Down a set of stairs to the lower level, you’ll find a second bedroom, with soft broadloom underfoot. This ample sleep sanctuary – with 6’1″ ceilings – feels like a cozy hideaway and boasts an adjacent refreshed vintage 3-piece  washroom. The remainder of the lower level contains a laundry utility room, a cantina, and a rough-in for a kitchenette.

For those who value outdoor space, a pair of sliding doors off the family room lead to a sun-kissed deck, a terrace lounge, and a lush low-maintenance garden. Just big enough but not too big, this tucked-away oasis is surprisingly quiet for its centre-of-the-city locale.  The detached 2-car garage – measuring 18’10” x 21′ – has laneway access and is situated at the end of the garden. In addition to offering two-car parking, it affords extra storage and the opportunity to create a workshop, ‘She Shed’ or a satellite office. The garage is one of only a handful which shares the charming vehicular cul-de-sac. You must take a look! It makes us think how lovely a laneway dwelling could be, situated on this charming mews, which feels like a hidden oasis few people ever access.

Welcome To The Upper Suite

Ascending the stairs from the foyer, you’ll enter the upper two-bedroom suite. At the top of the landing, the unit unfolds into a sunny open-concept entertainment zone that is plenty spacious, and ideal for those who enjoy communing and entertaining. The white kitchen with stainless steel appliances features clean lines, while the dining area and lounge are comfortable and charming. The warm wood laminate floors unify the space making it visually cohesive while the trio of garden-vista windows floods the space with light. For those wanting to deconvert this into a single-family residence, removing the kitchen and installing closet doors returns this space to a primary bedroom.

This upper suite has two ample bedrooms with good-sized closets and a generous 4-piece washroom with tiled floors and walls, and its own stacked laundry. How handy is that?!

Currently occupied by two lovely residents on a month-to-month tenancy at a rent of $2300 per month inclusive, they enjoy the front porch and tend to the butterfly garden which they personally created. They would love to stay on. We welcome making an introduction, and check out our Introduction To The Tenants insert in our feature sheet.

In addition to a Laneway Dwelling Document, a pre-sale inspection report is available upon request. The property has been well-maintained, and features a 100 Amp electrical service, upgraded copper plumbing, and a shingled roof in great condition good for another 10-15 years. The furnace, A/C, and windows & doors are all in proper working order.

Well-situated, well-proportioned, and welcoming, this residence is an ideal opportunity for those seeking an income supplement, a multi-generational home, or a customizable family-friendly space in a superb, coveted neighbourhood.

If you’re interested in booking a private viewing, it would be our pleasure!
Contact James Ormston (james@urbaneer.com) or Steven Fudge (steve@urbaneer.com), okay?

117 Hallam Street

Walker’s Paradise

Explore Toronto on Walk Score