Danforth & Greektown vs Leslieville: The 2026 Numbers

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

For a semi under $1.2M with a subway station you can walk to, Danforth & Greektown wins. For Queen Street East, the loft stock and a shorter trip to the water, Leslieville wins — if you accept that Leslieville is not an official place. It has no MLS community code and no census profile; it is split across TRREB’s South Riverdale and Greenwood-Coxwell. The separating number is the seam that split creates: in Q1 2026 semis averaged $1,260K in TRREB South Riverdale and $1,155K in Greenwood-Coxwell — roughly $105,000 across one neighbourhood — against $1,124K in Danforth Village-East York.

Neither of these names is on an official map

Leslieville is not a TRREB community and 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 E01. Its edges are commonly described as the CN rail line and Gerrard Street East to the north, McGee Street west, Eastern Avenue south and Coxwell Avenue east — and every one of those edges is contested, with Riverside claiming the west and the Beach claiming everything past Coxwell.

The consequence is direct: any “average price in Leslieville” figure you find anywhere is a private brokerage’s own MLS polygon, drawn by whoever wanted the number. It is not a TRREB statistic and it is not a City statistic. There is no official one to publish.

The Danforth has the opposite problem — too many official names, none of which matches how anyone speaks. There are five separate Business Improvement Areas on one street: Broadview Danforth from Broadview to Hampton plus part of Broadview Avenue; GreekTown on the Danforth from Hampton Avenue to Dewhurst Boulevard just east of Jones, plus a short stretch of Pape; Danforth Mosaic, a three-kilometre run from Jones Avenue to Westlake Avenue; Danforth Village from Westlake to Victoria Park; and Crossroads of the Danforth east of Victoria Park.

The trap in one line

“Danforth Village” is the far-east BIA, not Greektown. They are roughly three kilometres and one BIA apart. If a listing sells you “Danforth Village, in the heart of Greektown,” whoever wrote it has never walked the street. Locals use BIA names, not City neighbourhood names — knowing which one you are actually buying in is the first useful thing to get right.

Three sets of numbers for two neighbourhoods

Everything in this table is TRREB community data for Q1 2026 (January to March 2026), the most recent quarter TRREB publishes at community level and therefore about six months old. Leslieville needs two columns because Leslieville is two communities. Sample sizes are printed because several of them are small.

Q1 2026	Greenwood-Coxwell (E01)	South Riverdale (E01)	Danforth Village-East York (E03)
Semi — sales / average	16 / $1,155K	15 / $1,260K	18 / $1,124K
Semi — median	$1,166K	$1,300K	$1,110K
Semi — sale-to-list / days	114% / 17	122% / 5	111% / 12
Detached — sales / average	10 / $1,409K	8 / $1,566K	24 / $1,295K
Detached — median	$1,450K	$1,473K	$1,250K
Att/row — sales / average	5 / $1,059K	9 / $1,224K	not published
Condo apartment — sales / average	3 / $553K	23 / $725K	not published
Condo apartment — days on market	88	33	—
All types — average / median	$1,154,528 / $1,081,250	$1,047,076 / $960,000	not published as one figure

The $105,000 line that runs through Leslieville

Look at the top row again. A semi-detached house averaged $1,260,000 in TRREB’s South Riverdale across 15 sales and $1,155,000 in TRREB’s Greenwood-Coxwell across 16. That is roughly $105,000 for a boundary most residents cannot point to on a map, inside what everybody involved would call one neighbourhood.

It gets sharper on speed. The South Riverdale semis went at 122% of list in an average of 5 days. The Greenwood-Coxwell semis went at 114% in 17 days. Both are competitive; one is a different sport. If you have been outbid three times in a row and you cannot understand why your budget keeps failing, there is a decent chance you have been shopping on the west side of a line nobody told you about.

The Danforth column is the third data point, and it is the cheapest of the three on both average and median. $1,124K average and $1,110K median across 18 semi sales, at 111% of list in 12 days. That is the practical case for the Danforth in one row: the same brick, the same era, less money, marginally less blood on the offer table — and a subway station instead of a streetcar stop.

Something odd in the August district numbers

In August 2026 the E03 district recorded an average sale price of $1,100,458 and a median of $1,117,500. The median came in above the average — the reverse of essentially every other Toronto district. That is the statistical signature of a market made almost entirely of similar semis and detached houses with no condo sales dragging the bottom of the distribution. It is a useful thing to know: in E03, unlike almost anywhere else, the average is a reasonable description of a typical house.

What each place is actually made of

Greenwood-Coxwell (#65, 2021 Census) holds 6,035 dwellings across 14,120 people: 2,400 apartments in buildings under five storeys (39.8%), 1,535 semis (25.4%), 965 detached (16.0%), 390 rows (6.5%), 400 in taller buildings (6.6%) and 320 duplex flats. Owner-occupied 59.0%. Built before 1960: 63.7%. Built between 2011 and 2021: 3.8%. Median household income in 2020 was $93,000 and the median self-reported dwelling value in 2021 was $1,000,000.

#66 Danforth holds 3,910 households across 9,305 people: 1,345 low-rise apartments (34.4%), 1,255 semis (32.1%), 685 detached (17.5%), 395 in taller buildings (10.1%), 175 duplex flats and 35 rows. Owner-occupied 63.4%, a median household income of $98,000 in 2020, and 76.3% of the stock built before 1960. Next door, #59 Danforth-East York runs 6,950 households at 69.3% pre-1960; #67 Playter Estates-Danforth is 52.1% renter with a median income of $87,000.

The origins explain the fabric. Leslieville grew from an 1850s village around the Toronto Nurseries of George Leslie (1804–1893), who gave the place its name; residents were gardeners and brickmakers, and the housing is modest Victorian and Edwardian workers’ cottages and semis, with heavy loft conversion along Carlaw. Alexander Muir, who composed The Maple Leaf Forever, was the area’s first public school principal. The Danforth is a streetcar suburb built out mainly in the 1910s to 1930s, with 1960s and 1970s apartment slabs at Crescent Town and Main Square.

A subway spine against a streetcar spine

Leslieville’s spine is the 501 Queen streetcar, with the 503 Kingston Rd, 504 King, 505 Dundas and 506 Carlton nearby and buses 22 Coxwell, 31 Greenwood, 51 Leslie, 72 Pape, 83 Jones and 135 Gerrard filling in. Line 2 touches only the far northern edge, at Greenwood and Donlands — there is no subway station inside Leslieville proper. Note too that the 502 Downtowner does not exist; it was folded into the 503 Kingston Rd in September 2019 and delisted by January 2020.

Danforth & Greektown has the subway under the retail street: Broadview, Chester, Pape, Donlands, Greenwood, Coxwell, Woodbine and Main Street. Pape is 5 stops from Bloor-Yonge and Bloor-Yonge is 6 stops from Union. Danforth GO at 213 Main Street on the Lakeshore East line serves the eastern end, though it sits over 300 metres from Main Street subway station with no transit stop immediately beside it.

The station that is not where you think it is

Here is the Ontario Line detail that is already a sore point locally. “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 describes it as serving “Leslieville, Riverside and Riverdale,” projecting roughly 4,000 peak-hour passengers and 9,500 people within walking distance by 2041.

Gerrard Station, at Gerrard Street East and Carlaw Avenue, is the one that actually serves north Leslieville. If you are buying east of Logan on the strength of “a station is coming to Leslieville,” walk the distance from the actual corner before you decide what it is worth.

On the Danforth the Ontario Line arrives as two underground stations: Pape, where a new platform is being built underneath and perpendicular to the existing Line 2 platforms, and Cosburn at Cosburn and Pape, serving Pape Village. A $4.3 billion contract for the Pape tunnel section was signed in August 2026, inside a project reported at $34 billion, and the opening is described only as early 2030s. Buyers on Pape Avenue and Cosburn Avenue need that disclosed in writing.

Schools: the same two secondaries, very different rankings

All figures below are Fraser Institute, data year 2023/24. The TDSB publishes its own position disputing the rankings and OPSBA calls them “a flawed picture.” Read them as one input, not a verdict.

Leslieville is served by Leslieville JPS, Bruce PS (rank 873 of 3,047, rating 7.0), Duke of Connaught PS, Morse Street JPS and Queen Alexandra MS, with Danforth CTI at 422 of 747, rating 5.8, and Riverdale CI at 33 of 747, rating 8.7, as the secondary schools. Those two secondary schools also appear on the Danforth’s list, which is a reminder that these neighbourhoods share institutions even when the price data separates them.

The Danforth’s own list is the widest spread I have found in the east end. Secondary: Malvern CI at 15 of 742 with a rating of 9.1, Riverdale CI at 33, Monarch Park CI at 86 and improving sharply, Danforth CTI at 422, East York CI at 478. Elementary: Pape Avenue PS at 42 of 3,047 with 9.7, Jackman Avenue at 351, Wilkinson at 480, Earl Beatty at 643, Frankland at 1,348 against a five-year rank of 345, and Blake Street PS at 1,703 with 5.8. Holy Rosary sits at 182.

THERE IS NO OFFICIAL LESLIEVILLE PRICE — AND NO OFFICIAL CATCHMENT EITHERTwo things get invented about this pair constantly. First, a single “Leslieville average” — it cannot exist, because the neighbourhood spans two TRREB communities with a $105,000 gap between their semi averages; publish South Riverdale and Greenwood-Coxwell side by side or publish nothing. Second, catchment claims. School names in both areas are verified, but which address attends which school is not, and on the Danforth the ranked list runs from 15th to 1,703rd. Check the exact address in the TDSB “Find Your School” tool before you write an offer.

The honest problems on each side

Leslieville

Construction traffic, measured and scheduled. Ontario Line works along the rail corridor and at Gerrard and Carlaw bring 181 trucks a day past that intersection by 2027, up from 56 a day before mobilisation.
An industrial legacy that is still in the story. Metal processing and tanning ran along Eastern Avenue for decades, and the neighbourhood’s gentrification is explicitly attributed to factory closures and the improved air quality that followed. Environmental history is a due-diligence item on any older industrial-adjacent site.
The affordability gap is stark. Greenwood-Coxwell’s median household income was $93,000 in 2020 against a median dwelling value of $1,000,000 in 2021. Almost nobody currently living there could buy their own house today.
Condo resale is slow. Three Greenwood-Coxwell condo apartment sales in Q1 2026, averaging $553K, at 88 days on market.
Counterweight, because it is fair: Greenwood-Coxwell reads safer than the city on most property crime. 2025 rates per 100,000 were assault 671 against 768, break and enter 136 against 190, auto theft 148 against 225 and bike theft 103 against 66 — though theft from a motor vehicle at 232 runs above the city’s 212.

Danforth & Greektown

The comparable pool inside E03 is unreliable. In Q1 2026 the TRREB community actually called “Danforth” recorded 3 detached sales, averaging $1,624K at 69 days on market, while Danforth Village-East York recorded 24 detached at $1,295K and 25 days. Anyone quoting you “the Danforth average” without naming the community is guessing.
Old stock, at the highest rate anywhere in the east end. 76.3% of #66 Danforth predates 1960, so knob-and-tube, undersized panels and clay drain laterals are routine. A pre-offer inspection is worth more here than a home warranty.
Ontario Line construction at Pape and Cosburn runs into the 2030s, and the Pape station bus terminal was already shut from 12 May 2024 to late 2025.
The street festival is not the fixture it was. First held in 1994 for 5,000 people and drawing 1.5 million by 2015, Taste of the Danforth was then cancelled in five of the next six years — 2020, 2021, 2022, 2024 and 2025 — before returning in 2026 on $400,000 from Ontario and the City.

What is coming to each

Leslieville sits beside the largest infrastructure programme in the east end: the Ontario Line’s Leslieville and Gerrard stations, East Harbour immediately west, and Port Lands Flood Protection completed in 2025 after $1.25 billion of work, delivering a naturalised Don River mouth, 25 hectares of new greenspace and the new island Ookwemin Minising. The McLeary District is next in the Port Lands sequence, and Leslie Barns — the TTC’s 26,000 square-metre streetcar facility at 1165 Lake Shore Boulevard East — has been open since 28 May 2016.

The Danforth’s change is smaller-grained and legally unsettled. The Danforth Avenue Planning Study ran from July 2014 to final recommendations in 2022, and Official Plan Amendment 573 with SASP 772 — covering the Don Valley to Coxwell — was enacted by Council on 7 April 2022 through By-law 269-2022, limiting height in Policy Area A to 24 metres excluding mechanical penthouse. It was appealed to the Ontario Land Tribunal and its current in-force status is not confirmed, so nobody should be buying a view here on the assumption that the ceiling holds.

So: Danforth or Leslieville?

Buy on the Danforth if the subway matters more than Queen Street East, and you want the lowest semi entry of the three markets in the table above.
Buy in Leslieville, Greenwood-Coxwell side if you want Leslieville at Leslieville-adjacent prices and you can live with 17 days of marketing rather than 5. This is where the value is.
Buy in Leslieville, South Riverdale side only if you have the budget and the temperament for a 122% offer night.
Do not buy a condo in either as a short hold. 88 days on market on 3 sales in Greenwood-Coxwell, and 96% of list in 33 days with a 31% sales-to-new-listings ratio in South Riverdale, is not a market you exit quickly.
If you are new to the east end, walk Queen from De Grassi to Coxwell and then the Danforth from Broadview to Jones on the same day. The decision usually makes itself.

If you want the working numbers behind any of this before you commit, I publish what I can on my market report page, and there is more in the article archive.

Common questions

Why is there no official average price for Leslieville?

Because Leslieville is not a TRREB community, not a City of Toronto neighbourhood, and has no census profile. It is split across City #70 South Riverdale and #65 Greenwood-Coxwell, and across the TRREB communities of the same names, both in E01. Any single “Leslieville average” you see online comes from a brokerage’s own map polygon. The defensible approach is to publish both community figures side by side.

Is Leslieville more expensive than the Danforth?

Yes, on semis, and by different amounts depending on which half. In Q1 2026, semis averaged $1,124K in Danforth Village-East York across 18 sales, $1,155K in Greenwood-Coxwell across 16 and $1,260K in South Riverdale across 15. The Danforth is also the least ferocious of the three on offer night, at 111% of list against 114% and 122%.

Is Danforth Village the same thing as Greektown?

No, and mixing them up is the fastest way to spot out-of-town copy. There are five BIAs on the street. GreekTown on the Danforth runs from Hampton Avenue to Dewhurst Boulevard just east of Jones. Danforth Village is the far-east BIA, from Westlake Avenue to Victoria Park Avenue. Between them sit Danforth Mosaic’s three kilometres, and Crossroads of the Danforth lies east of Victoria Park.

Does Leslieville have a subway station?

Not inside the neighbourhood. Line 2 runs along the far northern edge with stations at Greenwood and Donlands, and the day-to-day service is the 501 Queen streetcar plus the 503, 504, 505 and 506. The future Ontario Line “Leslieville Station” sits at Queen Street East and De Grassi Street, in Riverside, roughly a kilometre west of Queen and Logan. Gerrard Station at Gerrard and Carlaw is the one serving north Leslieville.

Which is better for a first-time buyer?

On the numbers, Danforth Village-East York — the lowest semi average and median of the three communities, at 111% of list rather than 122%, with a subway station on the main street. The trade is older stock at 76.3% pre-1960 in City neighbourhood #66 and Ontario Line construction at Pape and Cosburn running into the 2030s. Greenwood-Coxwell is the next step up.

Is Leslieville safe?

On Toronto Police 2025 data, Greenwood-Coxwell reads better than the city on most measures: assault 671 per 100,000 against 768 city-wide, break and enter 136 against 190, auto theft 148 against 225 and bike theft 103 against 66. Theft from a motor vehicle at 232 against 212 is the one indicator running above the city. Neighbouring South Riverdale runs higher on break and enter at 265 and theft from a vehicle at 350.

Not sure which side of Leslieville you are shopping

Send me the listings you are watching and I will tell you which TRREB community each one actually sits in, what comparable semis have really been closing at there, and whether the asking price is a number or a strategy. No pressure, and no pretend Leslieville average.

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.

Danforth & Greektown vs Leslieville: Where Your Money Goes Further