M9A, M9B and M9C cover central Etobicoke — the part of the borough away from the lake, and the part most buyers underrate. M9A takes in Islington-City Centre West and the Kingsway’s eastern edge; M9B covers Princess-Rosethorn, Princess Anne Manor and Islington; M9C covers Markland Wood, Eringate and Etobicoke West Mall. The headline facts: Kipling and Islington subway stations sit in M9A/M9B, giving the only rapid transit in Etobicoke; Princess-Rosethorn traded 39 homes in the first half of 2026 at a $1.8 million median, ranging from an $880,000 bungalow to a $4 million rebuild; and Markland Wood offers the most house per dollar of any established Etobicoke pocket. This is where families priced out of the lakeshore actually land.
Everyone writes about the Etobicoke lakeshore. Almost nobody writes about the middle of the borough — which is where a large share of families actually end up buying, and where the best square-footage-per-dollar in Etobicoke sits.
Central Etobicoke has two things the lakeshore does not: subway stations and space. Kipling and Islington are the only rapid transit stops in the entire borough. And the housing stock here is post-war on generous lots, which means you get a real house with a real yard at prices the waterfront cannot match.
What it does not have is the lake, and that is the whole trade.
Here is what is actually in each of the three postal codes.
M9A — Islington-City Centre West and the eastern Kingsway
M9A is the most transit-connected postal code in Etobicoke and has the widest range of housing of the three.
The transit case
Islington and Kipling subway stations are both here. Kipling is genuinely multi-modal — Line 2 subway, Kipling GO on the Milton line, and the MiWay terminal running into Mississauga. For anyone whose non-negotiable is rapid transit, nothing else in Etobicoke competes, and no new building elsewhere can manufacture it.
The housing range
This is the useful part. M9A holds condo towers clustered at the stations, older larger-format apartments on the surrounding streets, and established detached homes further in. A first-time buyer and a downsizer can both find something in the same postal code — which is not true of most desirable Toronto areas.
The eastern edge brushes the Kingsway, so prices climb sharply as you move that way.
Schools
Etobicoke Collegiate Institute, founded in 1928, serves much of this area and is the strongest catchment-accessible public high school in the borough. It also runs specialist enrichment streams including its long-standing Cyber Arts programme, which draws applicants from outside the boundary.
The risk to price in
This is the most intensively developing part of Etobicoke. Substantial new supply is planned and under construction around both stations. That is good for the neighbourhood and a genuine headwind for your resale price. Check what is under development application near the specific building before you offer — City of Toronto records are public and it takes fifteen minutes.
What it means for value: The only rapid transit in Etobicoke, across the widest price range in the borough. Manage the new-supply risk by checking applications before you buy.
M9B — Princess-Rosethorn, Princess Anne Manor and Islington
M9B is the premium end of central Etobicoke and the most active rebuild market in the borough.
The numbers
In the first half of 2026, 39 homes traded in Princess-Rosethorn at a median of $1.8 million, with the range running from an $880,000 bungalow to a $4 million rebuild.
That spread is the whole story. The bottom of the market is an original bungalow on a good lot; the top is a finished custom home on the same kind of lot. Both ends are actively transacting, which means the exit for a well-executed build is proven rather than theoretical.
Princess Anne Manor
Full of sprawling ranch-style bungalows on wide lots, many already extensively renovated or rebuilt. That matters twice over: it establishes comparables for a finished custom home, and it means a well-designed new build will not face the resistance it might on an untouched street.
Why buyers choose it over The Kingsway
Land costs less. M9B sits in the upper tier of Etobicoke’s detached market but clearly below Kingsway trophy pricing. Lower entry means lower carrying cost and more room for error — which matters enormously, because custom builds almost always run longer and cost more than the first budget.
What to expect as a buyer
You are competing with builders for the good lots. They move quickly and offer clean. If you want to compete, have financing arranged and a zoning read done in advance so your conditions can be short.
What it means for value: The best risk-adjusted detached market in Etobicoke — a proven $880K-to-$4M value gap on large lots, at below-Kingsway land cost.
M9C — Markland Wood, Eringate and Etobicoke West Mall
M9C is the western edge of Etobicoke, running to the Mississauga boundary, and it is where families get the most for their money anywhere in the borough.
Markland Wood
A planned community from the 1960s built around the Markland Wood golf course, with curving streets, mature trees and consistently large lots. It has an unusually stable, established feel and very low turnover. Prices sit below Princess-Rosethorn and well below The Kingsway for comparable square footage.
Eringate and Etobicoke West Mall
More varied — a mix of detached, semi-detached and townhomes, plus a substantial stock of older, larger-format condo apartments. Those apartments are worth flagging: buildings from the 1970s and 1980s here regularly offer two-bedroom units well above 1,000 square feet at prices that would buy a small one-bedroom on the waterfront. If your priority is space rather than a lake view, that is the single best value trade in Etobicoke.
Centennial Park
One of Toronto’s largest parks sits at the edge of M9C, with a ski and snowboard hill, a conservatory, sports fields, a stadium, a golf centre and driving range, and an off-leash dog area. Canada Day here is a genuine Etobicoke institution. For families, this is the amenity that makes the trade work.
The honest limitation
You will need a car. There is no subway station in M9C and bus service to Kipling is the main transit option. The 427, 401 and QEW are all close, and the airport employment lands are minutes away — which is exactly why this area suits households whose commute is not downtown.
What it means for value: The most house and the most condo square footage per dollar in Etobicoke, next to the borough’s biggest park. You pay for it in car dependency.
Who central Etobicoke actually suits
Buy in M9A if
Rapid transit is non-negotiable. Nothing else in Etobicoke has a subway station, and you can enter the catchment at a condo price or a detached price. Just check development applications near your specific building first.
Buy in M9B if
You want a large lot in an established family neighbourhood, or you intend to build. The $880K-to-$4M range in Princess-Rosethorn is the clearest rebuild opportunity in the borough, and the school catchments support your most likely exit — the family buyer.
Buy in M9C if
Space is your priority and you drive anyway. Markland Wood for a house, the Eringate and Etobicoke West Mall apartment stock for genuinely large condo living at a low price per square foot. Centennial Park does a lot of work for families here.
Look elsewhere if
You want the lake — that is M8V, or Humber Bay Shores. You want a walkable main street with independent restaurants and cafés — that is the Lake Shore West strip. You want the newest condo stock at the best price per square foot — that is The Queensway corridor.
The two-commute household
Worth calling out because central Etobicoke serves it better than almost anywhere in Toronto. If one person commutes downtown and another to Mississauga, Brampton or the airport lands, M9A gives you the subway and the 427. Downtown serves one person and strands the other.
What it means for value: Central Etobicoke is where families priced out of the lakeshore actually land — and where the subway is. Choose by commute and space, not by postcode prestige.
M9A, M9B and M9C compared
| M9A | M9B | M9C | |
|---|---|---|---|
| Main areas | Islington-City Centre W., E. Kingsway | Princess-Rosethorn, Princess Anne Manor | Markland Wood, Eringate, Etobicoke West Mall |
| Rapid transit | Islington + Kipling subway, Kipling GO | Islington nearby | None — bus to Kipling |
| Dominant housing | Condo towers + older detached | Detached, large lots, ranch bungalows | Detached + large older condo apartments |
| Price signal | Widest range in Etobicoke | $1.8M median (39 sales H1 2026) | Lowest $/sq ft of the three |
| Signature asset | Etobicoke Collegiate; transit hub | Rebuild market; school catchments | Centennial Park; Markland Wood golf |
| Main risk | Heavy new supply at the stations | Competing with builders for lots | Car-dependent |
| Best for | Subway commuters, wide budgets | Upsizers and custom builders | Families wanting maximum space |
Looking in central Etobicoke?
These three postal codes behave very differently and the good inventory moves before it is obvious. Tell me your commute, your budget and whether you need a lot to build on, and I will show you the specific streets and buildings that fit — plus what they are actually trading at.
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Frequently asked questions
What areas do M9A, M9B and M9C cover?
They cover central Etobicoke in Toronto. M9A takes in Islington-City Centre West and the eastern edge of The Kingsway. M9B covers Princess-Rosethorn, Princess Anne Manor and Islington. M9C covers Markland Wood, Eringate and Etobicoke West Mall, running west to the Mississauga boundary. Together they form the part of Etobicoke away from the lake, containing both of the borough’s subway stations and its largest supply of family housing on generous lots.
Which Etobicoke postal code has subway access?
M9A, and to a lesser extent M9B. Islington and Kipling stations on Line 2 are both in M9A, and Kipling is a multi-modal hub combining the subway, Kipling GO on the Milton line, and the MiWay terminal serving Mississauga. These are the only rapid transit stations in Etobicoke — the lakeshore postal codes rely on GO train service instead, and M9C has no station at all.
How much do homes cost in Princess-Rosethorn?
In the first half of 2026, 39 homes traded in Princess-Rosethorn at a median of $1.8 million, with the range running from an $880,000 bungalow to a $4 million rebuild. That spread reflects an active rebuild market: the low end is original bungalows on large lots and the high end is finished custom homes. Princess Anne Manor in particular has many sprawling ranch-style bungalows, a good number already renovated or rebuilt, which establishes comparables for new construction.
Is Markland Wood a good place to buy in Etobicoke?
It offers among the most house per dollar of any established Etobicoke neighbourhood. It is a planned 1960s community built around the Markland Wood golf course, with curving streets, mature trees, consistently large lots and very low turnover. Prices sit below Princess-Rosethorn and well below The Kingsway for comparable square footage. The trade-off is car dependency — there is no subway station in M9C, though the 427, 401 and QEW are all close and the airport employment lands are minutes away.
Where can I find large condos cheaply in Etobicoke?
The Eringate and Etobicoke West Mall area in M9C. Buildings from the 1970s and 1980s there regularly offer two-bedroom units well above 1,000 square feet at prices that would buy a small one-bedroom on the waterfront. If your priority is living space rather than a lake view or new finishes, this is the strongest value trade in the borough. As with any older building, have a lawyer review the status certificate and reserve fund study before waiving conditions.
Is central Etobicoke good for families?
It is where a large share of families priced out of the lakeshore actually buy. You get generous post-war lots, established neighbourhoods and strong schools including Etobicoke Collegiate Institute, plus Centennial Park — one of Toronto’s largest, with a ski and snowboard hill, conservatory, sports fields and a golf centre. It also suits households with two different commutes better than almost anywhere in Toronto, since M9A offers both the subway and immediate Highway 427 access.
M9A, M9B and M9C are the postal codes covering central Etobicoke in Toronto. M9A includes Islington-City Centre West and the eastern Kingsway and contains Islington and Kipling subway stations on Line 2, with Kipling also serving Kipling GO on the Milton line and the MiWay regional bus terminal — the only rapid transit in Etobicoke. M9B covers Princess-Rosethorn and Princess Anne Manor, where 39 homes traded in the first half of 2026 at a median of $1.8 million, ranging from an $880,000 bungalow to a $4 million rebuild, reflecting an active custom rebuild market on large lots. M9C covers Markland Wood, Eringate and Etobicoke West Mall and offers the most space per dollar in the borough, including 1970s and 1980s condominium buildings with two-bedroom units above 1,000 square feet at low prices per square foot; Markland Wood is a planned 1960s community built around a golf course. Centennial Park, one of Toronto’s largest parks, adjoins M9C. Etobicoke Collegiate Institute, founded in 1928, is the strongest catchment-accessible public high school in the area. M9C has no subway station and is car-dependent, while the area around Kipling and Islington stations has substantial new condominium supply under development.
Sources and further reading
Toronto Regional Real Estate Board sales data for Princess-Rosethorn, first half 2026 (39 sales, $1.8 million median, $880,000 to $4 million range) · TTC Line 2 and Metrolinx GO Transit Milton line network information · City of Toronto development application records and Centennial Park facility information · Toronto District School Board catchment and programme information for Etobicoke Collegiate Institute. Postal code boundaries are Canada Post designations and are approximate relative to City neighbourhood boundaries.
Looking at Etobicoke more broadly? Start with my Etobicoke community guide — the neighbourhoods, what each pocket is like, and where they sit relative to one another.
General neighbourhood information prepared August 2026. Postal code boundaries are Canada Post designations and do not correspond exactly to City of Toronto neighbourhood boundaries. Sales figures cited are for Princess-Rosethorn in the first half of 2026 and do not indicate the value of any specific property or predict future values. Statements about pricing, space and value are general market observations, not a valuation. School catchments are reviewed and can be redrawn — verify any specific address with the TDSB. Development applications are public record but outcomes and timing are uncertain; confirm with the City of Toronto. Jatin Dua is a Realtor with RE/MAX Quantum Realty.