Leslieville vs Mimico: Stock, Tenure and Semi Prices

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 · 8 min read

Quick answer

Mimico is the cheaper entry and the older housing stock; Leslieville is the more central and the harder to win. Both are 19th-century villages Toronto eventually swallowed, and both are misrepresented by the maps used to price them. In Q1 2026 semis averaged $968K on 4 sales in TRREB’s Mimico against $1,155K on 16 sales in TRREB’s Greenwood-Coxwell, which covers most of Leslieville — and both sold at exactly 114% of asking, so the cheaper one is not the easier one. Mimico gives you a GO station, the Gardiner and the lake. Leslieville gives you a walkable Queen East and two Ontario Line stations under construction. Choose on location, not on the headline average.

Two places still named after their own history

Leslieville is an 1850s village that grew around the Toronto Nurseries of George Leslie (1804–1893), and it is named after him. Its residents were gardeners and brickmakers, which is why the surviving stock is modest Victorian and Edwardian cottages and semis rather than merchant houses. 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.

Mimico takes its name from an Ojibwe word meaning “abundant with wild pigeons,” and it ran its own affairs for half a century. It was subdivided in 1856, became a postal village in 1858, a police village in 1905, and was incorporated as a town in 1917. It was absorbed into the Borough of Etobicoke in 1967 and into the City of Toronto in 1998. That independence shows up in the street pattern and in the fact that 43.2% of its housing predates 1960 — the oldest-skewing profile in South Etobicoke.

One has no map of its own. The other has the wrong one.

This is the part most comparisons skip, and it changes the numbers materially. Leslieville has no administrative existence at all. There is no MLS district code for it and no census profile behind the name. What people call Leslieville sits partly in City neighbourhood #70 South Riverdale and partly in #65 Greenwood-Coxwell, with TRREB drawing communities of the same two names inside district E01. Every “average price in Leslieville” you have read was produced by a brokerage drawing its own boundary.

Mimico has the opposite problem. It has codes, but they describe two different places. TRREB’s “Mimico” community in W06 swallows Humber Bay Shores, the condo peninsula to the east, which is why its sales volume is dominated by apartments. The City’s #160 Mimico-Queensway does not map to it either: it excludes Humber Bay Shores, which became its own neighbourhood #161 in the 2022 restructure, and picks up the Queensway and Judson employment lands instead. So City statistics for Mimico and MLS statistics for Mimico describe different geographies.

ASK WHICH MIMICO THE NUMBER IS ABOUTIn Q1 2026 TRREB’s Mimico community recorded 145 sales — and 109 of them, 75%, were condo apartments, because the series includes Humber Bay Shores. That is why the all-types average reads $798,862 while detached houses averaged $1,264K. If a listing or an article quotes you “the average price in Mimico” without saying which of those two facts it is built on, it is not telling you anything about a house in Mimico.

The money: Q1 2026, and the semi that costs the same to win

Figures below are TRREB community data for Q1 2026 (January to March 2026). Community-level reporting runs about two quarters behind, so this is the newest cut available rather than the newest news. Sale counts are shown because several segments are thin enough that the average is fragile.

Q1 2026	Greenwood-Coxwell (most of Leslieville)	Mimico (TRREB, includes Humber Bay Shores)
All types — sales	36	145
All types — average	$1,154,528	$798,862
All types — median	$1,081,250	$665,000
All types — sale-to-list	107%	99%
Detached — sales / average	10 / $1,409K	17 / $1,264K
Semi-detached — sales / average	16 / $1,155K	4 / $968K
Semi-detached — sale-to-list	114%	114%
Attached/row — sales / average	5 / $1,059K	11 / $1,169K
Condo apartment — sales / average	3 / $553K	109 / $678K
Condo apartment — days on market	88	44

Look at the semi rows together. Four Mimico semis averaged $968,000 and sixteen Greenwood-Coxwell semis averaged $1,155,000 — and both segments sold at 114% of asking. A $187,000 price difference, with identical competitive pressure. Cheaper does not mean easier here; it means you are bidding the same way for a less expensive house. And four sales is a small number, so treat the Mimico semi average as an indication rather than a benchmark.

The other half of Leslieville prices differently again. In TRREB’s South Riverdale, 59 sales averaged $1,047,076 with a $960,000 median, and 15 semis averaged $1,260K at 122% of list in 5 days. So a semi ran roughly $105,000 more in South Riverdale than in Greenwood-Coxwell — inside what everyone calls one neighbourhood.

Boiled down

Publish Leslieville as two communities and Mimico as two geographies, and the comparison becomes honest. Publish one average each and you are comparing a brokerage’s hand-drawn boundary to a condo district that shares a name with a village. The numbers move by six figures depending on which map is used, which is exactly why I show the counts.

Stock and tenure: what each is actually made of

Mimico-Queensway (#160, 2021 Census). 7,875 dwellings: 2,335 detached (29.7%), 2,325 apartments under five storeys (29.5%), 1,770 in taller buildings (22.5%), 780 row (9.9%), 310 semis (3.9%). Owner-occupied 53.1%, population 17,045, median household income $84,000 in 2020.
Greenwood-Coxwell (#65, 2021 Census). 6,035 dwellings, of which 1,535 are semis (25.4%) and 965 detached (16.0%), with 2,400 in low-rise apartments (39.8%) and 390 row (6.5%). Owner-occupied 59.0%, population 14,120, with a 2020 median household income of $93,000 against a 2021 median dwelling value of $1,000,000.
The semi is the structural difference. Semis are a quarter of Leslieville’s Greenwood-Coxwell stock and 3.9% of Mimico-Queensway’s. Mimico’s equivalent middle rung is the row house at 9.9% — 11 attached and row sales averaged $1,169K there in Q1 2026, above Greenwood-Coxwell’s 5 sales at $1,059K.
Age and tenure. 43.2% of Mimico-Queensway predates 1960 against 63.7% of Greenwood-Coxwell, and 13.8% of Mimico was built between 2011 and 2021 against 3.8% in Greenwood-Coxwell. Mimico is the older-feeling neighbourhood with the newer construction.

Transit: a GO train against a line under construction

Mimico’s transit centrepiece is Mimico GO at 315 Royal York Rd on the Lakeshore West line, which handled roughly 433,000 passengers in 2019 — and which is not fully wheelchair accessible, with access requiring a tunnel and stairs. A 2022 Metrolinx agreement with Vandyk Properties was to deliver a new accessible station, but Vandyk’s adjacent project went into receivership by January 2024 and the rebuild’s status is uncertain. Surface routes are the 76 Royal York South and the 176 Mimico GO, a one-way loop running every 30 minutes, plus the 501, 507 and 508 streetcars on Lake Shore Blvd W — all of which are affected by the 2026 Long Branch Loop reconstruction. Gardiner on-ramps sit at Park Lawn and Islington, with the QEW west.

Leslieville has no GO station and no subway inside it — Line 2 runs along the far northern edge at Greenwood and Donlands. Everything runs off the 501 Queen, backed by the 506 Carlton to the north, the 504 King and 505 Dundas nearby, and the 22 Coxwell, 31 Greenwood, 51 Leslie, 83 Jones and 135 Gerrard buses. The 501 was suspended from February 2026 for track renewal between Broadview and Davies, with streetcars resuming 27 April 2026 between Broadview and Parliament. And the 502 Downtowner does not exist — folded into the 503 in September 2019 and delisted by January 2020, though copy still lists it.

Rapid transit is where they diverge. Leslieville is getting two Ontario Line stations: Gerrard at Gerrard St E and Carlaw Ave, and Leslieville at the north-east corner of Queen St E and De Grassi St, names finalised 16 April 2026, with tunnelling begun 20 April 2026. Metrolinx says early 2030s and gives no firm date, at a cost now reported at $34 billion. The Ontario Line’s south-western terminus is Exhibition, so it does not reach Mimico at all — Mimico’s rapid transit is the GO train it already has, stairs and all.

A station name is not a location

The station called “Leslieville” sits at Queen and De Grassi. That is a Riverside corner, about a kilometre west of the Queen and Logan or Carlaw stretch people picture when they hear the name. In Metrolinx’s wording the stop serves three neighbourhoods at once, Leslieville, Riverside and Riverdale, on a 2041 forecast of about 4,000 peak-hour riders. For most of Leslieville the useful station is Gerrard at Carlaw. Marketing copy will not make that distinction for you.

Schools and community facilities

Mimico is served by George R. Gauld Junior School, David Hornell Junior School, John English JMS, Second Street JMS, Park Lawn JMS and Norseman JMS on the TDSB side, St. Leo and St. Louis with the TCDSB, and Lakeshore Collegiate Institute for secondary, plus the Mimico Adult Centre and Étienne Brûlé Junior School. The honest note is not about rankings: in a report dated 27 May 2026 the City identified the need for “a community recreation centre, library, childcare, community agency space, and new schools to address both current shortfalls and needs generated by future growth” in this area. That is the City saying, in its own words, that the facilities have not kept up.

Leslieville’s schools come with numbers attached, for what they are worth. Fraser Institute results for data year 2023/24 give Riverdale Collegiate rank 33 of 747 and a rating of 8.7, Danforth CTI rank 422 and 5.8, and Bruce PS rank 873 of 3,047 at 7.0; Leslieville JPS, Duke of Connaught, Morse Street JPS and Queen Alexandra MS also serve the area. The TDSB disputes the methodology and OPSBA calls the rankings “a flawed picture.” In either neighbourhood, check the TDSB “Find Your School” tool by address rather than trusting a catchment claim in a listing.

The drawbacks I would want you to hear first

Mimico. First, the GO station: a whole neighbourhood’s transit case rests on a station that still has stairs, and the private-partner rebuild collapsed with its developer. Second, comparables are genuinely hard to pull, because the MLS series blends a village of houses with a condo peninsula. Third, the Judson lands move slowly by design — the Mimico-Judson Secondary Plan requires employment uses to be built before residential. Fourth, a note on crime data rather than a statistic: the Toronto South Detention Centre at 160 Horner Avenue falls inside City neighbourhood #160, and institutional offences are recorded at the location of occurrence, which distorts the neighbourhood’s assault rate badly enough that I will not publish it. The usable 2025 rates per 100,000 are break and enter 132.8, auto theft 224.2, robbery 41.5 and theft from motor vehicle 99.6.

Leslieville. Ontario Line works dominate. City figures put the Gerrard Portal at 155 truck movements a day this summer and 181 into 2027, against 56 before the work started, with paid-duty officers on Carlaw and the Gerrard-Carlaw Parkette off-leash area closed since November 2025. Second, odour: Ashbridges Bay Treatment Plant at 9 Leslie Street falls inside City neighbourhood #70 South Riverdale, roughly 94 hectares handling up to 818 million litres a day, with more than $305 million spent on mitigation since 2012 and six primary tanks due for refurbishment between 2028 and 2031. Third, the condo segment is weak on both halves: Greenwood-Coxwell managed three apartment sales at 88 days on market, and South Riverdale sold 23 at 96% of list against 75 new listings. Fourth, the affordability gap — a 2021 median dwelling value of $1,000,000 against a 2020 median household income of $93,000.

Development plans, one prescriptive and one already in the ground

Mimico’s planning framework is unusually prescriptive. The Mimico-Judson Secondary Plan covering the lands around Mimico GO was approved by Council in June 2016 and by the Ontario Land Tribunal in July 2022, and has been in full force and effect since 5 August 2022. It requires employment uses before residential, and requires 100% family-sized residential units, with 29 Judson St the exception at 15% two-bedroom. The Mimico-by-the-Lake Secondary Plan from 2013 governs the Lake Shore corridor. On the amenity side, Mimico Waterfront Park delivered 1.1 km of new shoreline — Phase One of 600 m in 2008 and Phase Two of 500 m in October 2012, adding a 250-metre cantilevered boardwalk — and the Mimico-Centennial Library is slated for a Section 37-funded renovation.

Leslieville’s pipeline is larger and already under way. Alongside the two Ontario Line stations, East Harbour just to the west is being built as an interchange between Lakeshore East GO, Stouffville GO, the Ontario Line and the TTC, with roughly 100,000 daily riders projected and no opening date given. The Port Lands Flood Protection programme finished in 2025 at $1.25 billion, producing a naturalised kilometre-long river mouth, 25 hectares of new greenspace and a new island, Ookwemin Minising, with the McLeary District next in line.

Which one fits which buyer

Choose Mimico if you want a lake at the end of the street, a GO line into Union, real highway access and a lower entry price on a house — and if you can live with a station that is not yet accessible and a neighbourhood the City itself says is short of community facilities. It suits buyers who drive, commuters on Lakeshore West, and anyone who wants a detached house at $1,264K rather than $1,409K.

Choose Leslieville if the walkable Queen East fabric is the point, if you want a semi specifically, and if you are willing to compete for it. You are also buying several more years of construction in exchange for rapid transit in the early 2030s. If you are weighing an offer in either, my current market read is a better starting point than a portal estimate.

The line I would leave you with

Both neighbourhoods are cheaper than their reputations suggest and harder to buy in than their averages suggest. Mimico’s semi at $968K and Leslieville’s at $1,155K both went at 114% of asking in the same quarter. Budget for the overage in either, and pick on where you want to stand, not on which headline number is smaller.

Common questions

Does TRREB’s Mimico include Humber Bay Shores?

Yes, and it changes everything about the numbers. TRREB’s Mimico community in W06 covers Humber Bay Shores, which has no MLS community of its own. That is why 109 of Mimico’s 145 sales in Q1 2026 were condo apartments and the all-types average read $798,862, while detached houses in the same series averaged $1,264K. The City’s #160 Mimico-Queensway excludes Humber Bay Shores entirely.

Whose map is a Leslieville price actually based on?

A brokerage’s. Because the name has no MLS code and no census profile, anyone publishing a Leslieville average has drawn the boundary themselves, and no two firms draw it identically. The auditable route is TRREB’s Greenwood-Coxwell and South Riverdale communities, reported separately — in Q1 2026 they were roughly $105,000 apart on semi-detached averages, which is how much the boundary choice is worth.

Is Mimico GO station accessible?

Not fully. Mimico GO at 315 Royal York Rd on the Lakeshore West line requires a tunnel and stairs and is not fully wheelchair accessible, despite handling roughly 433,000 passengers in 2019. A 2022 Metrolinx agreement with Vandyk Properties would have delivered a new accessible station, but Vandyk’s adjacent project went into receivership by January 2024 and the rebuild’s status is uncertain.

Where is a semi-detached house cheaper, Leslieville or Mimico?

Mimico, on Q1 2026 figures: 4 semi sales averaged $968K in TRREB’s Mimico against 16 sales averaging $1,155K in Greenwood-Coxwell, which covers most of Leslieville. Both segments sold at 114% of asking, so the cheaper market was no less competitive. Four sales is a thin sample, so treat the Mimico figure as an indication rather than a benchmark.

Is Mimico getting new schools and community facilities?

The City has identified the need, which is not the same as a funded project. In a report dated 27 May 2026 the City stated the need for a community recreation centre, library, childcare, community agency space and new schools to address both current shortfalls and needs generated by future growth in this area. Buyers with young children should treat that as an open question, not a promise.

Does the Ontario Line serve Mimico?

No. The Ontario Line’s south-western terminus is Exhibition, so it does not reach Mimico. Mimico’s rapid transit remains Mimico GO on the Lakeshore West line, plus the 501, 507 and 508 streetcars on Lake Shore Blvd W. The two Ontario Line stations in this comparison, Gerrard and Leslieville, are both on the Leslieville side, with Metrolinx saying early 2030s and no firm date.

Comparing a Mimico house to a Leslieville semi?

Send me both addresses and I will pull the right comparables for each — the Mimico series needs the condo sales stripped out, and Leslieville needs the correct community. You will get a straight read on what each should sell for and what the offer would have to look like.

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.

Buying in Leslieville vs Mimico: A Straight 2026 Comparison