Davisville Village vs Leslieville: Two Missing Maps

Published 10 September 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty

Last updated 10 September 2026. Written by Jatin Dua, Broker of Record at RE/MAX Quantum Realty, 799 The Queensway, Etobicoke · Toronto neighbourhood comparison · 9 min read

Quick answer

Start with something neither side’s marketing will tell you: neither of these places exists the way you think it does. The City split Davisville Village’s legacy neighbourhood in two in April 2022, and Leslieville has no MLS district code and no census profile at all — every “average Leslieville price” on the internet is a private brokerage’s own map. The figures you can stand behind: 89 condo apartments sold in TRREB’s Mount Pleasant West at an average of $632,000 in Q1 2026, while 16 semis sold in Greenwood-Coxwell at an average of $1,155,000 in 17 days at 114% of list. Leslieville is the house answer. Davisville is the apartment answer.

Neither of these names is on an official map

I have had two versions of the same conversation for years. The first is with a buyer who has been shown a “Leslieville average price” and wants to know why my number is different. The second is with a buyer who has read a Davisville neighbourhood profile that describes a place they cannot find. Both problems have the same root: the names people use and the boundaries institutions measure are not the same thing, and in these two cases the mismatch is unusually severe.

Davisville Village is measured, just not under the name or the shape you expect. Leslieville is not measured at all. That is not a rhetorical flourish — it is the single most important fact about buying there, and it changes what you should ask for when someone hands you a price.

What happened to Davisville in April 2022

TRREB files the Davisville area under district C10, across two communities: Mount Pleasant West and Mount Pleasant East. The City of Toronto used to have one neighbourhood covering the western half — #104 Mount Pleasant West, with a 2016 population of 29,658. In the April 2022 restructure, when the City moved from 140 to 158 neighbourhoods, that unit was split into #173 North Toronto (11,111) and #174 South Eglinton-Davisville (18,547). Plenty of portals and older data sets still publish #104.

So a 2021 census profile and a 2016 census profile for “Davisville” describe different polygons, and a buyer reading both will come away with two different neighbourhoods. Worse, the two new units are not interchangeable. #174 South Eglinton-Davisville has 13,185 households, 85.7% of them in apartments of five storeys or more, 475 single-detached houses, 69.6% renter and a 2020 median household income of $80,000. #173 North Toronto has 9,430 households, 89.9% in five-plus-storey apartments, 81.4% renter, a 2020 median household income of $70,000, fifteen single-detached houses in the entire neighbourhood, and 2,915 households — 30.9% of its stock — living in buildings finished between 2016 and 2021.

And east of Mount Pleasant Road there is a third place again: City neighbourhood #99 Mount Pleasant East, 29.9% single-detached and 22.0% semi-detached across 7,170 households, 55.1% owner-occupied, 51.5% built before 1960, with a 2020 median household income of $110,000. The built form is hard and bipolar. West of Mount Pleasant Road along the Yonge spine it is towers; east of it, 1920s and 1930s brick houses.

Why this matters at the offer stage

If your agent pulls comparables for “Davisville,” ask which side of Mount Pleasant Road they used and which City neighbourhood number. A tower unit on Yonge and a semi on the east side share a postal identity and almost nothing else. The two markets have different buyers, different velocities and different benchmarks.

Why there is no such thing as a Leslieville average price

Leslieville is not a TRREB community and it is not a City of Toronto neighbourhood. It has no MLS district code of its own and no census profile of its own. It is split across City neighbourhoods #70 South Riverdale and #65 Greenwood-Coxwell, and across the TRREB communities South Riverdale and Greenwood-Coxwell, both inside district E01.

ANY LESLIEVILLE AVERAGE IS SOMEONE’S OWN POLYGONBecause no institution has a Leslieville boundary, no institution publishes a Leslieville price. Every figure you have been shown was assembled by whoever showed it to you, from an MLS map they drew themselves. That is not necessarily dishonest — but ask which specific sales went into it and which streets the polygon covers. If nobody can answer, the number is decoration.

The boundaries themselves are contested at every edge. Leslieville is commonly described as running from the CN rail line and Gerrard Street East in the north, McGee Street in the west, Eastern Avenue in the south and Coxwell Avenue in the east — with Riverside claiming the west end and the Beaches claiming everything east of Coxwell. I present that as “commonly described as,” not as fact, because that is all anyone can honestly say.

The workaround is to publish both underlying communities side by side and let the reader see the split. That is what I have done below, and it turns out to be more informative than a single invented average would have been.

The numbers you can actually stand behind

Community-level figures are Q1 2026 (January to March), the most recent quarter TRREB publishes at that geography and therefore roughly six months old as I write. Sale counts are in the table.

Q1 2026, TRREB community	Greenwood-Coxwell (E01)	South Riverdale (E01)	Davisville area (C10)
All types	36 sales, avg $1,154,528, median $1,081,250, 23 days, 107% of list	59 sales, avg $1,047,076, median $960,000, 19 days, 108%	—
Semi-detached	16 sales, avg $1,155K, median $1,166K, 17 days, 114%	15 sales, avg $1,260K, median $1,300K, 5 days, 122%	Mount Pleasant East: 12 sales, avg $1,523K, median $1,418K, 20 days, 106%
Detached	10 sales, avg $1,409K, median $1,450K, 12 days, 102%	8 sales, avg $1,566K, median $1,473K, 19 days, 102%	Mount Pleasant East: 13 sales, avg $2,125K, median $2,100K, 9 days, 100%
Attached/row	5 sales, avg $1,059K, median $1,120K, 32 days, 100%	9 sales, avg $1,224K, median $1,212K, 9 days, 116%	—
Condo apartment	3 sales, avg $553K, median $609K, 88 days, 98%	23 sales, avg $725K, median $670K, 33 days, 96%	Mount Pleasant West: 89 sales, avg $632K, median $615K, 40 days, 97%

The $105,000 line down the middle of one neighbourhood

In Q1 2026 a semi averaged $1,260K in TRREB South Riverdale and $1,155K in TRREB Greenwood-Coxwell — a spread of roughly $105,000 across what most people call one neighbourhood. If you are quoted a single Leslieville semi price, it is a blend of those two, weighted however the person quoting it drew their map.

There is a second thing in that table worth pausing on. Greenwood-Coxwell recorded three condo apartment sales at 88 days on market. Mount Pleasant West recorded 89 at 40 days. If you want an apartment, one of these places has a market and the other has three data points. That is the cleanest statement of the difference between them.

At district level in August 2026, C10’s composite benchmark reached $929,600, up 2.56% year over year — the only rising district benchmark in midtown or north Toronto, against a city-wide fall of 3.73% — with the apartment benchmark at $597,900, down 1.53% against the city’s −6.88%. I can state that with confidence because C10 exists as a measured unit. There is no equivalent sentence I can write about Leslieville, and anyone who writes one for you has made it up.

What each place is made of

Leslieville grew out of an 1850s village around the Toronto Nurseries of George Leslie (1804 to 1893), after whom it is named; the residents were gardeners and brickmakers. The stock reflects that origin — predominantly modest Victorian and Edwardian workers’ cottages and semis, plus heavy loft conversion of former industrial buildings along Carlaw Avenue. Alexander Muir, who composed The Maple Leaf Forever, was the area’s first public school principal, and the maple that inspired him is commemorated in Maple Leaf Forever Park.

The census, using Greenwood-Coxwell as the proxy: 6,035 dwellings, of which 1,535 are semi-detached (25.4%), 965 single-detached, 390 row, 2,400 apartments in buildings under five storeys (39.8%) and only 400 in buildings of five storeys or more. Owner-occupancy is 59.0%. 63.7% was built in 1960 or earlier and only 3.8% since 2011. Population 14,120, 2020 median household income $93,000, 2021 median self-reported dwelling value $1,000,000.

Note that income-to-value ratio, because it is the honest barrier here: a median household income of $93,000 against a median dwelling value of $1,000,000. Entry price is the real problem in Leslieville, not lifestyle fit.

Davisville’s Yonge-spine half is a purpose-built high-rise district of very recent vintage — 85.7% and 89.9% five-plus-storey apartments in #174 and #173 respectively, with a fifth to a third of the stock built between 2016 and 2021, and renter shares of 69.6% and 81.4%. If you are trying to work out what a specific unit there is worth in a market with that much competing supply, the condo value estimator is a reasonable place to start before you talk to anyone.

Getting there, and the station named after the wrong place

Davisville is a Line 1 address, and the trip downtown is one seat: 10 stops from Davisville station to Union, 11 from Eglinton. The station opened at 1900 Yonge Street on 30 March 1954 and has been accessible since 2002; the 11 Bayview, 14 Glencairn, 28 Bayview South and 97 Yonge meet it at street level. Since 8 February 2026 the area has also had Line 5, with Mount Pleasant station at Mount Pleasant Road and Eglinton built behind the reassembled facade of the 1928 Imperial Bank of Canada building. No GO station, no expressway frontage.

Leslieville has no subway within it at all. Line 2 touches the far northern edge at Greenwood and Donlands. Day to day you are on streetcars: 501 Queen along the spine, plus 503 Kingston Road, 504 King, 505 Dundas and 506 Carlton, and buses 22 Coxwell, 31 Greenwood, 51 Leslie, 72 Pape, 83 Jones, 135 Gerrard and 151 Leslie North. One correction for anyone reading older copy: the 502 Downtowner does not exist — it was folded into the 503 Kingston Road in September 2019 and delisted by January 2020, and generic articles still list it.

THE STATION CALLED LESLIEVILLE IS NOT IN LESLIEVILLEThe Ontario Line’s Leslieville Station is at the north-east corner of Queen Street East and De Grassi Street, which is in Riverside — roughly a kilometre west of what most people call Leslieville’s centre at Queen and Logan or Carlaw. Metrolinx says it will serve Leslieville, Riverside and Riverdale, projecting around 4,000 peak-hour passengers and 9,500 people within walking distance by 2041. The station that will genuinely serve north Leslieville is Gerrard, at Gerrard and Carlaw.

On timing, only what is verified: the Ontario Line has 15 stations, and in this area Gerrard, Leslieville and East Harbour. Names were finalised on 16 April 2026. No opening date is stated by Metrolinx or the City — the only sourced statement is early 2030s as of August 2026, after slips from 2027 to 2030 to 2031. Tunnelling began on 20 April 2026 with tunnel boring machines Libby and Corkie launched from a shaft east of Exhibition Station heading to west of the Don, and Gerrard and Leslieville stations will sit on the surface rail embankment of the GO Lakeshore East corridor.

Schools and the shape of family life in each

Fraser Institute figures are data year 2023/24 and both the TDSB and the Ontario Public School Boards’ Association dispute the methodology, so read them as one input among several. Catchment is assigned by street address, so check the TDSB “Find Your School” tool rather than relying on anyone’s map, including mine.

Leslieville. Schools serving the area include Leslieville JPS, Bruce PS (Fraser rank 873 of 3,047, rating 7.0), Duke of Connaught PS, Morse Street JPS and Queen Alexandra Middle School. For secondary, Riverdale Collegiate ranks 33 of 747 with a rating of 8.7 and Danforth CTI ranks 422 with a 5.8.
Davisville. The secondary options cluster tightly and near the top: North Toronto Collegiate at 46 of 742 with an 8.4 and a five-year rank of 17 at 8.8, Northern Secondary at 65 with an 8.2, and Lawrence Park Collegiate immediately north at 15 with a 9.1.
The Davisville elementary figure to read carefully. Davisville Junior PS reads 1,426 and 6.2 today against a five-year rank of 461 and a rating of 7.5, having spent those years displaced by the rebuild of its own site — the obvious candidate for the gap. Maurice Cody, Hodgson Senior and Eglinton Junior are not in the table at all, which is unranked rather than poor.
The practical difference. Leslieville gives a family a house with a yard and a walkable school within a modest radius. Davisville gives a family a strong secondary catchment and, for most people, an apartment. Which of those matters more is a question about your children’s ages, not about the neighbourhoods.

What is wrong with each, honestly

Leslieville

Ontario Line construction, with numbers attached. Construction runs along the rail corridor and at Gerrard and Carlaw, where the City’s own updates put truck traffic rising to 181 trucks a day past Gerrard and Carlaw by 2027. Opening is stated only as early 2030s. If you are buying near the corridor, that is your next several years.
Entry price against local income. A 2020 median household income of $93,000 in Greenwood-Coxwell against a 2021 median dwelling value of $1,000,000. Semis went at 114% of list in 17 days in Q1 2026. This is not an affordable neighbourhood and has not been for some time.
Industrial legacy. Metal processing and tanning ran along Eastern Avenue for decades, and the area’s gentrification is explicitly attributed to those factories closing and the air improving. Environmental history is worth a question on any specific site near Eastern.
There is no apartment market. Three condo apartment sales in Greenwood-Coxwell in Q1 2026, at 88 days on market. If you want to buy small or downsize in place, this is not the neighbourhood for it.

Davisville Village

The supply overhang is measurable. 226 new condo listings against 89 sales in Q1 2026 — a 39% sales-to-new-listings ratio — at 40 days on market. Good for buyers, hard for sellers, and it is the context for that rising benchmark rather than a contradiction of it.
Constant construction, mostly without an end date. Only the aquatic centre on the old Davisville Junior PS site has one, at February 2027. Davisville Avenue’s redesign is still in consultation, and the Yonge and Eglinton node has been a live construction zone for more than ten years.
Davisville Yard. The TTC’s main Line 1 maintenance yard sits right at the station, which is why the Kay Gardner Beltline Park has to bridge over Yonge Street here.
Tenure. Four in five households in #173 North Toronto are tenants, on a 2020 median household income of $70,000. A market shaped that heavily by investors is quicker to fall and quicker to recover than an owner-occupied street of houses.

One counterweight for Leslieville that rarely gets published: on 2025 Toronto Police Service figures, Greenwood-Coxwell reads safer than the city average on most property crime — assault at 671 per 100,000 against a city 768, break and enter at 136 against 190, auto theft at 148 against 225 — though theft from a motor vehicle at 232 and bike theft at 103 both run above the city’s 212 and 66.

What is coming to each

Leslieville’s changes are regional in scale and mostly to its west and south. The Ontario Line brings Leslieville and Gerrard stations. East Harbour sits immediately west. Port Lands Flood Protection is complete, finished in 2025, and the McLeary District is next in that sequence. The Leslie Barns streetcar maintenance facility opened on 28 May 2016. None of that has a confirmed transit opening date attached, and I would not price the Ontario Line into an offer today.

Davisville’s headline project is civic, and it is the one thing in this comparison with a firm date on it. The Davisville Community and Aquatic Centre is being built on the former Davisville Junior PS site east of Yonge and Davisville alongside a replacement TDSB school — three storeys, a six-lane 25-metre pool with leisure and tot pools, a dance studio, a teaching kitchen and rooftop fitness. Ground was broken on 12 November 2024 and February 2027 is the expected completion; the school gains pool access and the City gains the school’s double gym and parking garage outside school hours. Midtown in Focus, delivered through Ready, Set, Midtown, is the planning framework over the top.

Who should be buying where

A family that wants a house and can spend $1.15M to $1.3M. Leslieville, and specifically look at both underlying communities rather than one. Sixteen Greenwood-Coxwell semis traded at a $1,166,000 median and fifteen South Riverdale semis at $1,300,000. That roughly $105,000 spread is the most actionable number in this whole comparison.
A first-time buyer under $700,000. Davisville. Eighty-nine condo apartments traded in a single quarter at a $615,000 median with 226 competing listings, and you can negotiate. There is no equivalent product in Leslieville. If it is your first purchase, the first-time buyer guide covers the things that catch people out.
Anyone who has been quoted a Leslieville price. Ask for the underlying TRREB community figures and the streets in the polygon. If the answer is vague, treat the number as marketing and re-run the search on Greenwood-Coxwell and South Riverdale separately.
A commuter to the financial district. Davisville, on stop count alone: 10 stops on a single line, against a streetcar to a Line 2 station at Leslieville’s northern edge.
An investor with a five-year horizon. Read both carefully. C10’s composite is up 2.56% while the city fell 3.73%, which is genuinely unusual — but the same district absorbed 226 new listings against 89 sales in a quarter. Leslieville’s freehold is scarce and closes fast, but its entry price is already well ahead of local incomes.

The one line I would leave you with

The thing these two share is that the name on the sign is not the unit anyone measures. In Davisville that means checking which side of Mount Pleasant Road a comparable came from. In Leslieville it means refusing to accept a single average at all, and asking for South Riverdale and Greenwood-Coxwell separately.

Common questions

Why doesn’t Leslieville have its own MLS price data?

Because Leslieville is not a TRREB community and not a City of Toronto neighbourhood. It has no MLS district code and no census profile of its own, and it is split across City neighbourhoods #70 South Riverdale and #65 Greenwood-Coxwell, and across the TRREB communities of the same names, both in district E01. Any Leslieville average price you have seen was built from a private brokerage’s own MLS map, not from official data.

Where does Leslieville actually start and end?

There is no official answer, only a common description: the CN rail line and Gerrard Street East in the north, McGee Street in the west, Eastern Avenue in the south and Coxwell Avenue in the east. Every one of those edges is contested — Riverside claims the west end and the Beaches claim everything east of Coxwell. Treat any boundary you are shown as a convention, not a fact.

Is the Ontario Line’s Leslieville station in Leslieville?

Not really. Leslieville Station sits at the north-east corner of Queen Street East and De Grassi Street — that is Riverside, about a kilometre west of what most people treat as Leslieville’s centre at Queen and Logan or Carlaw. Metrolinx describes it as serving Leslieville, Riverside and Riverdale. If you want the station that lands in north Leslieville itself, that is Gerrard, at Gerrard Street East and Carlaw Avenue.

Why is Davisville Village listed under two City neighbourhood numbers?

Because the City split it. In the April 2022 restructure, when Toronto moved from 140 to 158 neighbourhoods, legacy neighbourhood #104 Mount Pleasant West was divided into #173 North Toronto and #174 South Eglinton-Davisville. Many portals still publish the old #104. TRREB never followed the change and still files the area under district C10, across the communities Mount Pleasant West and Mount Pleasant East.

What does a semi cost in Leslieville?

It depends which half you mean, and that is the honest answer. In Q1 2026, 16 semis sold in TRREB’s Greenwood-Coxwell community at an average of $1,155,000 and a median of $1,166,000, in 17 days at 114% of list. Fifteen sold in TRREB South Riverdale at an average of $1,260,000 and a median of $1,300,000, in five days at 122%. That is roughly a $105,000 spread across one perceived neighbourhood.

Is Leslieville safer than the Toronto average?

On most property crime, yes. Using Greenwood-Coxwell as the measured proxy, 2025 Toronto Police Service rates per 100,000 were assault 671 against a city-wide 768, break and enter 136 against 190, and auto theft 148 against 225. Two categories run higher: theft from a motor vehicle at 232 against the city’s 212, and bike theft at 103 against 66. Lock the shed and the bike.

A Real Price for Leslieville or Davisville

If someone has quoted you a Leslieville average, send it to me and I will show you which sales it is actually built from. Same for a Davisville comparable set. You will get the underlying community figures, the streets involved, and my honest read on whether the price makes sense.

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.

Davisville Village vs Leslieville: Two Places That Don’t Exist