What land is worth, what you can build, and how severances, rezonings and conservation rules work — for owners and buyers of lots and development land across the GTA.
Value
How much is my land worth in the GTA?
Development land is valued on what can legally be built on it — units or floor area permitted — and how far it is through approvals, compared with recent sales of similar sites. A lot with approvals in hand is worth far more than the same lot with only an idea; an instant estimate gives a starting range.
Full guide: How much is my land worth?Try it: Land value estimator
Last reviewed October 2026 · Jatin Dua, Broker of Record
Why do some development sites list for $1?
A $1 list price is a marketing device to invite offers on a site with no obvious comparable value, not the expected price. The seller usually runs an offer process with a deadline and evaluates offers on price, conditions and certainty.
Full guide: Why development sites list at $1Try it: Land value estimator
Last reviewed October 2026 · Jatin Dua, Broker of Record
Planning and approvals
What is the difference between a minor variance and a rezoning?
A minor variance, decided by the Committee of Adjustment, allows a small departure from the zoning by-law — for example a slightly larger addition. A rezoning (zoning by-law amendment), decided by council, changes what the zoning permits and takes much longer and costs more.
Full guide: Severance and Committee of AdjustmentTry it: What can I build on my lot?
Last reviewed October 2026 · Jatin Dua, Broker of Record
How do I find out the zoning of a property in Toronto?
Look the address up on the City’s interactive zoning map for the city-wide Zoning By-law 569-2013; some properties are still under older former-municipality by-laws. A zoning certificate or preliminary project review gives a formal answer for a specific plan.
Try it: What can I build on my lot?
Last reviewed October 2026 · Jatin Dua, Broker of Record
How long does a severance take in Ontario?
Commonly several months from application to final consent, longer if there are objections, an appeal or conditions that take time to satisfy, such as surveys, parkland fees and servicing.
Full guide: Lot severance: consent, cost and processTry it: Land value estimator
Last reviewed October 2026 · Jatin Dua, Broker of Record
What are development charges?
One-time fees municipalities charge on new development to pay for growth-related infrastructure such as roads, water and transit. They vary widely by municipality and unit type and can add tens of thousands of dollars per unit; some new units and additional residential units are exempt.
Last reviewed October 2026 · Jatin Dua, Broker of Record
What is a conservation authority permit?
In regulated areas near rivers, ravines, wetlands and shorelines, you need a permit from the conservation authority — in the GTA usually the TRCA, under Ontario Regulation 41/24 — before most building, grading or filling.
Full guide: Land value and approvals
Last reviewed October 2026 · Jatin Dua, Broker of Record
What is a Phase I environmental site assessment?
A desktop and site review of a property’s past uses to identify possible contamination. If it flags risks, a Phase II with soil and groundwater testing follows. Lenders and buyers of commercial and development land usually require one; changing to a more sensitive use, such as residential, can require a Record of Site Condition.
Last reviewed October 2026 · Jatin Dua, Broker of Record
Buying and selling land
How do I sell development land?
Know what can be built and where the site stands in approvals, gather surveys and reports, and decide whether to sell as-is or add value by getting approvals first. Sophisticated buyers will want time for due diligence, so expect conditional offers.
Full guide: Selling development landTry it: Land value estimator
Last reviewed October 2026 · Jatin Dua, Broker of Record
Can I build a house on a vacant lot in Toronto?
Usually, if the lot meets the zoning for a dwelling and has servicing; you need a building permit and must comply with tree, ravine and heritage rules where they apply. Confirm zoning and services before you buy.
Full guide: Buying to build customTry it: What can I build on my lot?
Last reviewed October 2026 · Jatin Dua, Broker of Record
Do you pay HST on land in Ontario?
It depends on who is selling and why: a personal-use lot sold by an individual is often exempt, while land sold in the course of a business or by a builder is usually taxable. Get tax advice on any land deal.
Try it: Land value estimator
Last reviewed October 2026 · Jatin Dua, Broker of Record
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Jatin Dua · Broker of Record · RE/MAX Quantum Realty · Toronto and the GTA