Published 10 September 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
On price these two are almost the same buy; on trend they are not, and that is the whole argument for Davisville Village. In Q1 2026 Liberty Village condo apartments averaged $612K across 111 sales and Davisville’s Mount Pleasant West community averaged $632K across 89 sales — about $20,000 apart. But TRREB’s C10 composite benchmark was $929,600 in August 2026, up 2.56% year over year, the only rising district benchmark in midtown or north Toronto, against a city-wide composite down 3.73%. C10’s apartment benchmark fell 1.53% against the city’s 6.88%. Liberty Village buys you downtown for the same money. Davisville buys you a market that is holding better.
Same price, opposite direction
Two condo-heavy neighbourhoods, roughly the same entry price, and benchmark trends pointing opposite ways. That is the honest summary, and it is more interesting than any amenity comparison I could write.
The rule I apply to every trend claim is that you use the MLS Home Price Index benchmark, not the average, because averages move on composition. On that basis, TRREB’s C10 district composite benchmark stood at $929,600 in August 2026, up 2.56% year over year — the only rising district benchmark anywhere in midtown or north Toronto, against a City of Toronto composite of $918,400, down 3.73%. Break it down and C10’s apartment benchmark was $597,900, down 1.53%, against a city apartment benchmark of $547,400, down 6.88%. That is by a wide margin the least-bad apartment segment in the city.
I am not going to hand you an equivalent district benchmark for Liberty Village, because I do not have one I can stand behind, and inventing one would defeat the purpose of the exercise. What I can tell you is that Liberty Village’s apartments sit inside the city-wide condo market that fell 6.88%, and that its own quarterly ratios are those of a buyer’s market.
The short version of that
If you are buying to live in for ten years, a 2.56% benchmark difference in one year is noise. If you are buying with a three-to-five-year horizon, or with money you will need back, it is the single most relevant number in this comparison.
Two names, four neighbourhoods, one very confusing map
Neither of these places is a tidy administrative unit. Liberty Village files under TRREB C01, community Niagara — there has never been a Liberty Village MLS code — and is City neighbourhood #163 Fort York–Liberty Village, bounded by King St W, Dufferin, the Gardiner and rail corridor, and Strachan.
Davisville is worse. TRREB files it under C10, split across the communities Mount Pleasant West and Mount Pleasant East. On the City side, the legacy unit was #104 Mount Pleasant West, which in the April 2022 restructure was split into #173 North Toronto and #174 South Eglinton-Davisville. Most property portals and a good deal of older City data still use #104. So a “Davisville” statistic might be describing any of four different areas depending on who compiled it and when.
The numbers, and the sample sizes behind them
TRREB community figures are Q1 2026 (January–March 2026), the most recent quarter published at community level, so roughly six months old. District benchmark figures are August 2026.
| Q1 2026 | Liberty Village (Niagara) | Davisville (Mount Pleasant West) |
|---|---|---|
| Condo apartment sales | 111 | 89 |
| Condo average price | $612K | $632K |
| Condo median price | $573K | $615K |
| Condo new listings | 337 | 226 |
| Sales-to-new-listings | 33% | 39% |
| Condo days on market | 38 | 40 |
| Condo sale price to list price | 97% | 97% |
| Detached sales | 0 | 4, avg $2,323K, 104% of list, 2 days |
| Semi-detached sales | 0 | not reported this community |
Two footnotes that matter. Four detached sales is a tiny sample — that $2,323K average describes four specific houses, not a market rate, and I would not quote it as “the price of a house in Davisville.” And Mount Pleasant East, the low-rise side across the road, tells a different story again in the same quarter: 13 detached sales averaging $2,125K with a $2,100K median, selling in nine days at 100% of list, and 12 semi sales averaging $1,523K with a $1,418K median at 106% of list. That is a functioning, competitive freehold market a few streets from a soft condo market.
C10’s August 2026 district numbers round it out: 35 sales across all types, average $970,538, median $770,000, 105 new listings, 199 active, 3.8 months of inventory, 97% of list, 33 days on market. Year to date 2026, C10 has recorded 426 sales at an average of $1,011,121, 99% of list and 29 days.
What each place is actually made of
Liberty Village is simple to describe: mid- and high-rise condominium, loft conversions of 1880s to 1920s industrial buildings, and condo-townhouse blocks, with essentially all of the residential stock built after 2001. Named heritage: 947 King St W, the former Massey-Harris factory; the Toronto Carpet Factory Building on Mowat Ave; the Liberty Market Building; the Irwin Toy Factory, converted to lofts in 2003.
Davisville needs three sets of 2021 Census figures to describe honestly, and they are worth reading slowly. #174 South Eglinton-Davisville: 22,735 people, 13,185 households, apartments of five storeys or more making up 11,295 units — 85.7% — against 475 detached houses, 3.6%; 69.6% renter; median household income $80,000 in 2020; 21.7% of the stock built between 2016 and 2021. #173 North Toronto: 15,885 people, 9,430 households, 89.9% in apartments of five storeys or more and 15 single-detached houses in the entire neighbourhood; 81.4% renter; median household income $70,000; 30.9% of the stock built 2016 to 2021. And then #99 Mount Pleasant East, the low-rise side: 16,370 people, 29.9% single-detached, 22.0% semi-detached, 55.1% owner-occupied, median household income $110,000, and 51.5% of the housing built before 1960 — the 1920s and 30s brick belt.
The short version of that
North Toronto has fifteen detached houses. Liberty Village has none at all. If you want a house in this comparison, the only real answer is east of Mount Pleasant Rd, and the price there is $1.4M for a semi and north of $2M for a detached.
Getting around
Davisville has the stronger hand and it just got stronger. Line 1 stops at Davisville station — 1900 Yonge St, opened 30 March 1954, accessible since 2002 — as well as Eglinton and St Clair. Line 5 Eglinton opened on 8 February 2026, adding the Eglinton interchange and Mount Pleasant station at Mount Pleasant Rd and Eglinton Ave, which reuses the catalogued, brick-by-brick-disassembled façade of the 1928 Imperial Bank of Canada building. Davisville to Union is 10 stops on Line 1; Eglinton to Union is 11. Buses at Davisville include the 11 Bayview, 14 Glencairn, 28 Bayview South and 97 Yonge; at Mount Pleasant, the 34 Eglinton, 74 Mount Pleasant, 103 Mount Pleasant North and 334 Blue Night. There is no GO station and no direct expressway frontage — the DVP via Bayview or Bloor St E, the Allen via Eglinton Ave W.
Liberty Village has no rapid transit at all, and the way it is usually described is wrong. The 504 King streetcar does not run through Liberty Village — branch 504B runs Dufferin Gate Loop to Broadview via Dufferin and King, so residents walk up to King or over to Dufferin. Route 511 Bathurst and the 29/929 Dufferin bus skirt the eastern and western edges instead. Exhibition GO on the Lakeshore West line sits immediately south across the rail corridor, 966,400 passengers in 2019, reached by a below-grade pedestrian connection through the station; UP Express does not stop there. The King–Liberty pedestrian and cycle bridge, open since April 2021, is what made the walk north bearable.
The single biggest structural difference is not a station, though. The City’s own material says Liberty Village “is unique in that there is only one main road to get in and out,” and traffic congestion was the biggest issue raised in community consultation, compounded by event traffic from BMO Field, Lamport Stadium, the amphitheatre and the CNE.
Schools, and how to read the rankings honestly
Davisville has real secondary-school strength. On Fraser Institute figures for data year 2023/24 — and note that both the TDSB and OPSBA dispute the Fraser methodology, so treat these as one input rather than a verdict — North Toronto Collegiate Institute ranked 46 of 742 with a rating of 8.4 (five-year rank 17, rating 8.8), Northern Secondary School ranked 65 with a rating of 8.2 and is improving, and Lawrence Park CI, immediately to the north, ranked 15 with a rating of 9.1.
Liberty Village, by contrast, contains no public school whatsoever. The City’s own service review puts most of the facilities serving the neighbourhood outside its boundaries. The nearest TDSB options are Niagara Street Junior Public School, 222 Niagara St, JK–6, and Jean Lumb Public School, 20 Brunel Crt, JK–8, capacity 550, purpose-built for the CityPlace and Fort York condo population. In either neighbourhood, check the actual catchment for the actual address using the TDSB “Find Your School” tool — school names are verifiable, catchments are not something you can infer.
What is wrong with each
Davisville Village
- Condo oversupply is real and measurable. 226 new listings against 89 sales in Mount Pleasant West in Q1 2026, at 40 days on market. The rising benchmark does not mean you will not be one of many sellers.
- Continuous construction. The aquatic centre runs to February 2027, Davisville Avenue is under an active redesign consultation, and the Yonge and Eglinton node has been a construction zone for more than a decade.
- Davisville Yard is the TTC’s main Line 1 maintenance yard, right at the station. It is why the Beltline has to bridge over Yonge at this point. Look at where a unit sits relative to it before you buy.
- Two products under one postal identity. If you buy on the Yonge spine expecting the character of the brick streets east of Mount Pleasant Rd, you will be disappointed, and vice versa.
Liberty Village, honestly
- One main road in and out, plus stadium and CNE event traffic on top of it.
- Nothing civic sits inside the neighbourhood — no school, no recreation centre, no library. The City’s service strategy calls those needs met; residents in consultation said they were not.
- Q1 2026 produced no detached and no semi-detached sales here. There is no move-up ladder inside the neighbourhood at all.
- 337 new condo listings against 111 sales in one quarter, with years of approved towers still to be delivered on top.
In Liberty Village’s favour: its 2025 crime rates run below the city average — assault 730.9 against 767.9 city-wide, break and enter 124.4 against 189.5, auto theft 46.7, robbery 23.3.
What is under construction
Davisville’s headline project is genuinely good news for families. The Davisville Community & Aquatic Centre is under construction on the former Davisville Junior PS site east of Yonge and Davisville, jointly with a rebuilt TDSB school: three storeys, a six-lane 25-metre pool plus leisure and tot pools, a dance studio, a teaching kitchen and rooftop fitness. Groundbreaking was 12 November 2024 and completion is expected February 2027. The school gets pool access; the City gets the school’s double gym and parking garage outside school hours. Alongside it, Midtown in Focus / Ready, Set, Midtown is the City’s Yonge-Eglinton secondary plan and zoning review, and Improving Davisville Avenue is an active street-redesign consultation.
Liberty Village’s pipeline is larger and heavier. The “Liberty For All” Official Plan Amendment was adopted by City Council on 25 June 2026, redesignating the western half from Core Employment Areas to Regeneration Areas, adding affordable-housing requirements and identifying the neighbourhood as a cultural heritage landscape; developments of 80 units or more must now provide a minimum 40% two-or-more-bedroom units. Named applications include 147–151 Liberty St and 54–68 Fraser Ave, 55 storeys and 732 units, appealed to the Ontario Land Tribunal; 61, 75 and 85 Hanna Ave with 120 Lynn Williams St, three towers of 32, 33 and 36 storeys and 963 units, rezoning approved; 80–86 Lynn Williams St, 44 storeys, 520 rental plus 13 affordable with a public daycare and public park; 1071 King St W, 14 storeys and 227 units; and the Exhibition Transit-Oriented Community, now proposed at 54, 44 and 38 storeys totalling 1,450 units, which will not proceed until Metrolinx completes the Ontario Line terminus. Liberty New Street, the second east-west road residents have been promised, comes only after that station, targeted 2031.
Which one is for you
- Choose Davisville Village if you want subway on two lines, a real school story at secondary level, and the one district benchmark in midtown that is currently rising. At $632K average for a condo in Q1 2026 you are paying about $20,000 more than Liberty Village for that.
- Choose Liberty Village if being downtown matters more to you than being on a subway line, and you want a post-industrial walkable district at the lowest entry price of the two. Its crime numbers are also the better of the two on the published indicators.
- Choose Mount Pleasant East, not either of them, if you actually want a house and can reach $1.4M for a semi. It is the only part of this comparison with a functioning freehold market — 13 detached and 12 semi sales in a single quarter, moving in nine and 20 days.
- If you are investing, weigh the 39% sales-to-new-listings in Mount Pleasant West against 33% in Liberty Village, and weigh the apartment benchmarks — down 1.53% in C10 against down 6.88% city-wide — more heavily than either average price. Run the specific building, not the neighbourhood; my condo value estimator is a place to start.
- If you are choosing between more than these two, the wider district picture is in my Toronto market report, which I update as TRREB publishes.
Common questions
Is Davisville Village more expensive than Liberty Village?
Barely, on condos. In Q1 2026 Liberty Village condo apartments averaged $612K with a $573K median across 111 sales, and Davisville’s Mount Pleasant West community averaged $632K with a $615K median across 89 sales. The difference is roughly $20,000. On houses there is no comparison at all, because Liberty Village recorded zero detached and zero semi-detached sales.
Why is C10’s benchmark rising when the rest of Toronto is falling?
TRREB’s C10 composite benchmark was $929,600 in August 2026, up 2.56% year over year, against a City of Toronto composite of $918,400, down 3.73%. It is the only rising district benchmark in midtown or north Toronto. Its apartment benchmark, $597,900, fell only 1.53% against the city’s 6.88% — by a wide margin the least-bad apartment segment.
Are there houses in Davisville Village?
It depends entirely which side of Mount Pleasant Rd you mean. City neighbourhood #173 North Toronto contains 15 single-detached houses in total, and #174 South Eglinton-Davisville is 85.7% apartments of five storeys or more. Cross Mount Pleasant Rd into #99 Mount Pleasant East and 29.9% of the stock is detached and 22.0% semi-detached, more than half of it built before 1960.
How good are the schools around Davisville?
Strong at secondary level. On Fraser Institute figures for data year 2023/24, North Toronto CI ranked 46 of 742 with a rating of 8.4 and Northern SS ranked 65 at 8.2, with Lawrence Park CI just north at rank 15 and 9.1. Both the TDSB and OPSBA dispute the Fraser methodology, so treat these as one input. Liberty Village has no school inside its boundaries.
Does Liberty Village have a subway station?
No, and it has no streetcar running through it either. The 504 King’s 504B branch runs Dufferin Gate Loop to Broadview via Dufferin and King, along the edges, so residents walk up to King or over to Dufferin. Exhibition GO on the Lakeshore West line sits immediately south across the rail corridor, reached by a below-grade pedestrian connection through the station.
Which is the better rental investment?
On the published numbers, Davisville’s condo segment is clearing a higher share of its listings — 39% sales-to-new-listings against Liberty Village’s 33% — and its district apartment benchmark is falling far more slowly. Liberty Village’s advantage is the C01 rental pool, which leased 4,233 apartments in Q2 2026 alone. Compare the specific buildings rather than the neighbourhoods.
Comparing a Davisville and a Liberty Village unit?
The averages are close enough that the decision comes down to the specific building, and that is not something a portal will tell you. Send me both addresses and I will pull the real comparables and the building histories, and say which one I would buy and which one I would not.
Book a 15-minute call or call or text 833-330-1925.
No pressure, no drip campaign. If the answer is “neither, wait six months”, I will tell you that.
Related reading
- Roncesvalles vs Liberty Village: Which Is Better?
- Liberty Village vs The Annex: Which Is Better?
- Davisville Village vs Leaside: Which Is Better?
- Davisville Village vs Riverdale: Which Is Better?
- Free AI home value estimator
- Free AI condo value estimator
- This month’s Toronto and GTA market report
- TRREB Community Housing Market Report, Toronto C01 and C10, Q1 2026
- TRREB Market Watch and MLS Home Price Index, August 2026
- City of Toronto neighbourhood profiles, 2021 Census
- Fraser Institute Report Card on Ontario’s Elementary and Secondary Schools, data year 2023/24
- City of Toronto, Liberty For All Official Plan Amendment, adopted 25 June 2026
- City of Toronto, Davisville Community and Aquatic Centre project page
- Toronto Police Service Neighbourhood Crime Rates, 2025
- Metrolinx and TTC service information, 2026
Jatin Dua is Broker of Record and co-founder of RE/MAX Quantum Realty, Brokerage, Unit 101, 799 The Queensway, Etobicoke. Four-plus years in the GTA and more than $100M in sales volume.
Community figures are TRREB Q1 2026, the most recent quarter published at community level; district and benchmark figures are August 2026. Small-sample averages are labelled with their sample size and should not be read as neighbourhood price levels. Fraser Institute rankings are data year 2023/24 and both the TDSB and OPSBA dispute the methodology. General commentary on two Toronto neighbourhoods, not investment advice and not a valuation of any specific property. Market statistics are as published by TRREB for the periods stated and change every month. School boundaries, transit service and development approvals all change — verify anything you are relying on before you make an offer.