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Get My Free Estimate →The ten things buyers in New Toronto and Long Branch are least often told, all of them documented: on 29–30 July 2026 City Council referred the entire Lake Shore Boulevard West plan back to staff, so a policy permitting four storeys still governs the strip; every building on the Lakeshore Psychiatric Hospital grounds is only listed, not designated, and the City says listed properties come off the register on 1 January 2027; Long Branch GO and Mimico GO are not step-free accessible, on Metrolinx’s own account; Marie Curtis Park East Beach is the one west-end supervised beach without a Blue Flag; sixplexes are legal downtown and banned in Ward 3; Long Branch added 605 dwellings between 2016 and 2021 and New Toronto added 70; a 39-storey, 490-unit tower is before the Tribunal on land zoned for six; seven people died here in Hurricane Hazel and Marie Curtis Park is the buyout; Lakeshore Collegiate is 56 per cent full while David Hornell Junior School is at 117 per cent; and the Vacant Home Tax deems your home vacant if you do not declare.
None of that is an argument against buying here. It is an argument for buying here with the documents open.
Every item is traced to a primary source — an Official Plan policy, a Council decision, a Metrolinx accessibility report, a TRCA project record, a TDSB accommodation strategy, a Government of Canada archive — and each is listed at the bottom with the date I read it. Two numbers on this page are my own calculations from the City’s raw open data rather than City-published statistics, and I say so where they appear. Things I deliberately left off because I could not source them: which basement-flooding study area actually covers these two neighbourhoods, any Catholic school capacity figures, and anything about the Goodyear or Campbell Soup plants. I will publish those when I can cite them.
New Toronto and Long Branch are two separate places that share a boulevard, and half the mistakes buyers make here come from confusing them. The City’s own study boundary puts Long Branch between Twenty Third Street and Etobicoke Creek; New Toronto sits east of that. On Lake Shore Boulevard West the numbers rise as you go west, so Long Branch runs roughly 3300 to 4000 and New Toronto roughly 2700 to 3300. Two of the largest “Lake Shore” tower stories circulating right now — at 2256 and at 2405 Lake Shore Boulevard West — are in Mimico, and nowhere near either neighbourhood.
What follows is the material the marketing leaves out, in the order I would want to know it if I were writing the offer.
1Council sent the entire Lake Shore plan back in July 2026. Four storeys still governs
This is the single most under-reported fact for anyone buying or selling on this strip right now.
The City spent years on a Lake Shore Boulevard West Study covering roughly four kilometres from Forty Second Street to Dwight Avenue. The final staff report, dated 18 June 2026, would have replaced the existing policy with mid-rise permissions of up to eight storeys east of Kipling Avenue and up to eleven storeys west of it, and recommended no taller-building amendments in the Long Branch transit station area. It came with an eight-metre sidewalk zone standard around Long Branch station, and it followed three community consultation meetings, two Planners in Public Spaces events, three Local Advisory Committee meetings, a safety audit walk and an online survey with 272 respondents.
Etobicoke York Community Council recommended approval on 7 July 2026. Then, on 29–30 July 2026, on a motion by Councillor Amber Morley, City Council referred the item back to the Executive Director, Development Review, asking staff to review streetscape and road safety, address boulevard parking loss during redevelopment, and give “further consideration of height regulations to reinforce the mid-rise scale and local character.” Report back is due Q1 2027.
What that means today. Official Plan Site and Area Specific Policy 21 still governs Lake Shore Boulevard West between Etobicoke Creek and Dwight Avenue: a standard height limit of four storeys, with six-storey exceptions in specified locations between Twenty Second and Fortieth Streets, and a requirement that development blocks maintain a continuous building face for at least 70 per cent of the frontage. If someone is pricing a Lake Shore property on the strength of eight or eleven storeys, they are pricing a policy that Council has not adopted.
Worth knowing too: SASP 23, on the north side from Browns Line to east of Thirty-Third Street, already permits up to 2,200 housing units. That is the largest latent unit permission in Long Branch and it is already in the Official Plan.
2The Lakeshore Psychiatric Hospital buildings are not protected the way you think
The Assembly Hall, the cottages, the Power House, the Gatehouse — the whole quadrangle on the old hospital grounds — is one of the finest heritage ensembles in the west end. It is also, on the City’s own register, only listed.
| Property | Built | Heritage status |
|---|---|---|
| 1 Colonel Samuel Smith Park Dr — Assembly Hall | 1898 | Listed, added 27 September 2006 |
| 65 Colonel Samuel Smith Park Dr — Power House | 1937 | Listed |
| 7 to 29 Colonel Samuel Smith Park Dr — the cottages | 1900 | Listed |
| 3101 Lake Shore Blvd W — Gatehouse | 1895 | Listed |
| 3111 Lake Shore Blvd W — Cumberland House | 1880 | Listed, with an Ontario Heritage Foundation easement |
None of the thirteen register entries on Colonel Samuel Smith Park Drive carries a designation date or a designating by-law. Listing is not designation.
Now read the City’s own Heritage Register Review page, which exists to “prioritize the designation of properties that are currently listed on the Toronto Heritage Register before they are removed from the register on January 1, 2027,” and states that Council must state its intention by that date for properties listed before 1 January 2023. Roughly 4,000 properties across the city are affected.
My own count, and I want to be clear it is mine. Filtering the City’s Q2 2026 heritage register extract to New Toronto and Long Branch street names, plus Lake Shore Boulevard West 2600 to 4000 and Colonel Samuel Smith Park Drive, returns 91 register entries, of which 88 are listed only and just 3 are designated under Part IV of the Ontario Heritage Act — the New Toronto Post Office at 2930 Lake Shore (By-law 439-2025), St. Agnes Anglican Church at 69 Long Branch Avenue (By-law 75-2018), and 2669–2673 Lake Shore (By-law 99-2015). That is a filter I built on a City dataset, not a City statistic, and the boundary is mine. The pattern is the point: almost nothing here is actually designated.
The land-use protection for the hospital quadrangle comes from a different instrument entirely — Official Plan SASP 22, which states heritage buildings “particularly the former Psychiatric Hospital quadrangle” will be retained. That is a planning policy, not a designation by-law.
3Neither GO station here is step-free, and Metrolinx says so itself
Metrolinx’s 2024 Accessibility Status Report identifies three GO stations undergoing accessibility work. Two of them are yours:
| Station | Status in the report | Scope |
|---|---|---|
| Eglinton GO | Completed 2024 | — |
| Long Branch GO | Under construction | New pedestrian tunnel, elevator access to the platforms, accessible entrance from the south side |
| Mimico GO | In design | New pedestrian connection with elevators to island platforms and accessible entrances |
The report is explicit that these stations lack “step-free paths” — meaning passengers with mobility challenges cannot board without assistance.
The Long Branch rebuild is substantial: new west and east entrance buildings, a new east pedestrian tunnel with elevators and stairs, rehabilitated platforms with a snow-melting system and heated shelters, revised parking with bike lanes and shelters, a secure bike storage room, and “track work that will enable future electrification” toward the programme goal of trains every 15 minutes or better on the Lakeshore West line. There is no published completion date.
Live construction impacts have included half the platform closed, “not all train doors will open at Long Branch GO” with passengers directed to the five coaches closest to the locomotive, very limited parking, and closed pedestrian access at Lake Shore Boulevard. Those notices change often, so check the current one on the day you view — but do not assume a finished station.
On the surface, streetcars are buses right now. From 7 June 2026, for track renewal at Long Branch Loop, the 507 Long Branch and 501C are suspended and the 508 Lake Shore is suspended for the summer, with replacement 507 buses running via Lake Shore, Park Lawn Road and The Queensway, and a 301L overnight bus to Dufferin Gate. The Long Branch Loop project runs through late 2026.
4Your local beach is the one west-end supervised beach with no Blue Flag
Marie Curtis Park East Beach is one of the City’s ten supervised beaches, lifeguarded daily from 6 June to 7 September 2026, with water quality sampled by Toronto Public Health from June through September. The City states that seven of ten supervised beaches hold the Blue Flag award. Marie Curtis is not one of them. The 2026 Toronto Blue Flag beaches are Bluffer’s, Kew-Balmy, Woodbine, Cherry, Hanlan’s Point, Ward’s Island and Gibraltar Point.
I took the City’s raw Toronto Beaches Water Quality open dataset, refreshed 30 August 2026, computed the daily geometric mean of the five sampling sites at Marie Curtis Park East Beach, and counted the days above the swimming standard of 100 E. coli per 100 mL. The City’s own posting decisions can take other factors into account. The method is mine; the sampling data is the City’s.
| Season | Marie Curtis Park East | Woodbine Beaches | Kew Balmy |
|---|---|---|---|
| 2019 | 28.2% | 8.6% | 12.4% |
| 2020 | 32.5% | 12.3% | 23.5% |
| 2021 | 26.9% | 13.3% | 26.9% |
| 2022 | 26.7% | 3.8% | 9.5% |
| 2023 | 41.3% | 8.1% | 15.3% |
| 2024 | 34.6% | 13.6% | 11.8% |
| 2025 | 27.2% | 10.0% | 24.5% |
| 2026 to 29 August | 29.9% | 7.9% | 8.9% |
The defensible claim is the comparison: roughly one day in three above the standard at Marie Curtis, against roughly one day in ten at Woodbine, every season since 2019. That does not make the park less lovely — it is 34 hectares at the creek mouth, with a combined 49.7-hectare regional destination planned with the adjacent Arsenal Lands. It means “steps from the beach” is doing more work in a listing here than it is downtown.
5Sixplexes are legal downtown and not here, and your councillor can change that
In May 2025 City Planning recommended permitting up to six dwelling units in low-rise residential buildings city-wide, at a maximum height of 10.5 metres, implementing Official Plan Amendment 818 under the Housing Accelerator Fund — a $471.1 million contribution agreement with CMHC signed 20 December 2023.
On 25–26 June 2025, Council cut it back. The zoning amendment was amended “so that it applies only to Toronto and East York District and to the lands generally bounded by Steeles Avenue to the north, Midland Avenue to the west, Highway 401 to the south, and Neilson Road and Rouge River to the east” — that is Ward 23.
So in New Toronto and Long Branch: fourplexes yes, sixplexes no.
Here is the part almost nobody knows. In the same decision, Council requested “Councillors from other wards outside Toronto and East York District and Ward 23, wishing to have Official Plan Amendment 818 and the Zoning By-law Amendment extend to their ward, to send correspondence to the Chief Planner,” and directed the Chief Planner to report back on any such requests. The sixplex permission here is one letter away. If you are buying a lot for its redevelopment potential, that is a live variable, not a settled rule.
One more built-form rule that surprises investors: multi-tenant houses have been licensed city-wide since 31 March 2024 under Municipal Code Chapter 575, but the room limit is not uniform. In Etobicoke, North York and Scarborough the maximum is six rooms in all zones, against 6, 12 or 25 depending on zone in Toronto, East York and York.
6Long Branch built 605 homes in five years. New Toronto built 70
Two adjoining neighbourhoods, near-identical populations — 11,345 in New Toronto and 11,360 in Long Branch on the 2021 Census — and an 8.6-to-1 gap in new construction.
| Period of construction | New Toronto | Long Branch |
|---|---|---|
| 1960 or before | 2,345 (44.5%) | 1,995 (37.7%) |
| 1961–1980 | 1,040 | 1,305 |
| 1981–2000 | 1,190 | 745 |
| 2001–2015 | 630 | 645 |
| 2016–2021 | 70 | 605 |
And here is the correction to the picture most buyers arrive with. The single most common dwelling type in both neighbourhoods is not the detached house — it is the walk-up apartment, with 1,900 units in New Toronto and 2,005 in Long Branch, against roughly 1,550 detached houses in each. And New Toronto is majority renter, at 56.2 per cent, against 49.7 per cent in Long Branch.
| 2021 Census | New Toronto | Long Branch |
|---|---|---|
| Median household income (2020) | $68,500 | $83,000 |
| Renter households | 56.2% | 49.7% |
| Tenants spending 30%+ of income on shelter | 38.0% | 40.2% |
| Median monthly shelter cost, rented | $1,120 | $1,280 |
| Median value of dwellings | $950,000 | $1,000,000 |
If you are buying an investment property, that renter share and that rental stock are the market. If you are buying a family home, the pre-1960 share — 44.5 per cent in New Toronto — is what your inspection is really about.
7A 39-storey tower is at the Tribunal on land zoned for six
At 3807–3829 Lake Shore Boulevard West, beside Long Branch GO, the file is this:
| Item | Detail |
|---|---|
| Proposal | 39 storeys, 124 metres excluding a 5-metre mechanical penthouse |
| Units | 490, including 14 rental replacement units — 320 one-bedroom, 118 two-bedroom, 52 three-bedroom |
| Density | Total GFA 33,391 m²; FSI 11.97 |
| Parking | 71 vehicle spaces, 558 bicycle spaces |
| Existing zoning | Commercial Avenues (C1-AV), By-law 1055-2004 — maximum six storeys |
| Distance to station | About 250 m from the existing Long Branch GO entrance |
| Files | 22 236554 WET 03 OZ; rental demolition 23 109926 WET 03 RH |
The procedural history is worth reading slowly, because it is unusual. A staff Decision Report dated 16 May 2025 recommended approval of Official Plan Amendment 817 and a zoning amendment. On 4 June 2025 Community Council adjourned the statutory public meeting. On 13 June 2025 the applicant appealed to the Ontario Land Tribunal for the City’s failure to decide in time. On 17 September 2025 Community Council recommended opposing the appeal, and on 8–9 October 2025 City Council adopted that on consent, directing the City Solicitor to oppose and to retain outside consultants as necessary.
Staff recommended approval in May; Council directed its solicitor to oppose in October. I am not going to tell you why, because I could not establish it from a primary source, and the City’s development dataset still showed the file as “Appeal Received” on 31 August 2026. What I will tell you is that anyone selling you a unit near Long Branch station on the basis of a settled 39-storey approval is describing something that has not happened.
One curiosity for the record. The staff report relies on Site and Area Specific Policy 646, the Long Branch Protected Major Transit Station Area. In the Official Plan consolidation for SASPs 600–699 published in June 2025, SASP 646 reads: “[Protected Major Transit Station Area — Intentionally blank as of this consolidation].”
8Seven people died here in Hurricane Hazel, and the park is the buyout
Marie Curtis Park is not a park that happened to be built by the lake. It is what replaced a neighbourhood.
Environment and Climate Change Canada’s archive names “Long Branch on Etobicoke Creek” among the communities hardest hit by Hurricane Hazel in October 1954, alongside the Holland Marsh, Raymore Drive and Woodbridge. From the federal record:
- Seven people were killed in Long Branch.
- Etobicoke Creek overflowed, flooding three streets completely; 400 people were evacuated from the Pleasant Valley Trailer Park.
- Of 192 properties requesting expropriation: “43 were totally destroyed, 68 seriously damaged, 37 slightly damaged, 30 garages destroyed, and one store was seriously damaged.”
- A plan was proposed “to clear 300 homes from the lower elevations at a cost of $1,600,000 and create a 35-acre park.”
- Councillor Len Ford: “There have been too many floods to allow people to live here.” Three quarters of residents eventually left the area.
TRCA records Marie Curtis Park as 34 hectares at the creek mouth, “created in the late 1950s as a response to flooding from Hurricane Hazel,” named for Marie Curtis, elected Reeve of Long Branch in 1953. Roughly 16 hectares of it — the former Arsenal Lands in the southwest quarter — is a remediated former industrial site.
The Etobicoke Creek watershed is about 22,404 hectares with six flood vulnerable clusters covering 508 hectares, and TRCA describes it as having moderate to high erosion sensitivity likely to escalate. If you are buying anywhere near the creek, a TRCA permit under section 28 of the Conservation Authorities Act and Ontario Regulation 41/24 can be required for a new home, an addition, a garage, a shed, a deck, a pool or even landscaping. I could not confirm the regulated-area footprint over individual streets from a primary source, so I am not telling you which streets are in it — I will check the parcel before you waive conditions.
Along the shore, the same story is being repeated in maintenance. Colonel Samuel Smith Park is 78 hectares created by lakefilling from 1980, and TRCA states that “over half of the structures TRCA monitors which protect the shoreline in Colonel Samuel Smith Park are badly damaged and a high priority to repair.” Phases I and II are projected at $12 million, Phase 1 began in late 2024 and completion is anticipated in 2027.
9The high school is barely half full while a local elementary is over capacity
From the TDSB’s Long-Term Program and Accommodation Strategy 2024–2033, school data for 2023:
| School | Capacity | Enrolment (FTE) | Utilisation |
|---|---|---|---|
| David Hornell Junior School | 199 | 232 | 117% |
| Second Street Junior Middle School | 731 | 599 | 82% |
| Seventh Street Junior School | 234 | 189 | 81% |
| James S Bell Junior Middle Sports and Wellness Academy | 568 | 372 | 65% |
| Lakeshore Collegiate Institute | 1,098 | 614.92 | 56% |
| Etobicoke School of the Arts | 1,050 | 849.20 | 81% |
That is a genuinely odd pair of numbers for adjacent catchments: a junior school running 17 per cent over its capacity while the local collegiate sits at 56 per cent. It says something about where families with young children are landing and where they go afterwards. I could not find a TDSB accommodation review, boundary review or closure affecting these neighbourhoods, and I have no Catholic board capacity figures at all — so I am not going to speculate about what happens next. Check your address on the board’s own tool on the day you write the offer.
10Your tax bill is built on a 2016 valuation, and the Vacant Home Tax deems you vacant if you do not declare
MPAC states that “property assessments for the 2026 property tax year will continue to be based on fully phased-in January 1, 2016 current values,” the postponement having been extended by a regulation filed 16 August 2023.
Now set that beside the 2021 Census medians for these neighbourhoods: $950,000 in New Toronto and $1,000,000 in Long Branch. Your assessment and your market value are five years apart in that comparison, and a decade apart from the valuation date.
| Vacant Home Tax rule | What the City states |
|---|---|
| Rate | 3 per cent of Current Value Assessment, from the 2024 taxation year |
| Definition | Vacant for six months or more during the taxation year |
| No declaration | The property is deemed vacant |
| 2025 tax year | Notices issue June 2026; payable 15 September, 15 October and 16 November 2026 |
| False declaration or failure to provide information | Fine up to $10,000, in addition to the tax |
| Interest on default | 1.25 per cent monthly |
On the buying side, the Toronto Municipal Land Transfer Tax gained graduated high-value brackets on 1 April 2026, following Council item 2025.EX28.1 decided on 16–17 December 2025: 4.40 per cent above $3 million, rising to 8.60 per cent above $20 million. Below $2 million the rates are unchanged. There is also a 10 per cent municipal non-resident speculation tax effective 1 January 2025.
The trap is the deeming rule, and it is simpler than any of the arithmetic above: you do not have to leave a home empty to be taxed. You only have to forget to file. I put the declaration window in my clients’ calendars.
What this list is not
It is not an argument against buying here. These are two of the last neighbourhoods in Toronto where you can walk to a supervised beach from a house on a real lot, where the main street still has the bones of a working town, and where a GO train reaches Union in a time that would embarrass most subway commutes. The heritage on the Lakeshore Grounds is extraordinary and the parks are a genuine 78 and 34 hectares, not a marketing figure.
The point is that every one of the ten items above is knowable before you sign. Most buyers find out afterwards. That is the entire difference between working with someone who has read the secondary plan and working with someone who has read the listing.
Thinking about a specific street in New Toronto or Long Branch?
A neighbourhood list is the right frame for understanding a market and the wrong frame for a decision. What a property is worth here depends on which side of Twenty Third Street it sits on, whether the creek regulated area touches it, what the lot fabric allows, and what has actually sold nearby. Send me the address and I will give you the comparable sales that apply to it, the live applications on that block, and a straight answer on whether to move now or wait.
connect@jatindua.com · 437-987-1925 · Book a free consultation
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Ask me anything about New Toronto or Long Branch
Send me the street, the building or the question. You get a straight answer from someone who works this pocket every week, including when the answer is that you should wait. No drip campaign you cannot get out of.
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I read these personally and answer within 24 hours. If it is urgent, call or text 437-987-1925.
Confidential. Read personally and answered within 24 hours. I never share, sell or distribute your information. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Frequently asked questions
What height is permitted on Lake Shore Boulevard West in New Toronto and Long Branch?
Four storeys, with six-storey exceptions in specified locations between Twenty Second and Fortieth Streets, under Official Plan Site and Area Specific Policy 21. A City-initiated study recommended raising that to eight storeys east of Kipling Avenue and eleven storeys west of it, but on 29 and 30 July 2026 City Council referred the item back to staff, with a report due in the first quarter of 2027. The higher permissions are not in force.
Are the old Lakeshore Psychiatric Hospital buildings protected?
They are listed on the Toronto Heritage Register, not designated under Part IV of the Ontario Heritage Act. All thirteen register entries on Colonel Samuel Smith Park Drive, including the 1898 Assembly Hall, were added on 27 September 2006 with no designation date and no designating by-law. The City’s Heritage Register Review page states that listed properties come off the register on 1 January 2027 unless Council states an intention to designate. Separately, Official Plan SASP 22 states the hospital quadrangle buildings will be retained.
Is Long Branch GO station accessible?
Not yet. Metrolinx’s 2024 Accessibility Status Report lists Long Branch GO as under construction for accessibility work, with a new pedestrian tunnel, elevator access to the platforms and an accessible entrance from the south side, and states the station lacks a step-free path today. Mimico GO is at the design stage for equivalent work. No completion date is published for either.
Can you swim at Marie Curtis Park East Beach?
It is one of the City’s ten supervised beaches, lifeguarded from 6 June to 7 September 2026, with daily water quality sampling by Toronto Public Health. It is not one of Toronto’s seven Blue Flag beaches. On my own calculation from the City’s raw sampling data, the daily geometric mean exceeded the swimming standard of 100 E. coli per 100 mL on roughly one day in three every season since 2019, against roughly one day in ten at Woodbine.
Can I build a sixplex in New Toronto or Long Branch?
No. Four units are permitted city-wide. On 25 and 26 June 2025 City Council limited the sixplex zoning amendment to Toronto and East York District and to Ward 23, so it does not apply in Ward 3. Council did create an opt-in route, requesting councillors from other wards who want Official Plan Amendment 818 extended to write to the Chief Planner.
How many rooms can a rooming house have in Etobicoke?
Six. All multi-tenant house operators have required a licence since 31 March 2024 under Toronto Municipal Code Chapter 575. The room limit is six in all zones in Etobicoke, North York and Scarborough, against 6, 12 or 25 depending on zone in Toronto, East York and York.
What is happening at 3807 Lake Shore Boulevard West?
An application for a 39-storey, 124-metre building with 490 units including 14 rental replacement units, on land zoned for a maximum of six storeys. Staff recommended approval in a decision report dated 16 May 2025. The applicant appealed to the Ontario Land Tribunal on 13 June 2025 for the City’s failure to decide in time, and on 8 and 9 October 2025 City Council directed the City Solicitor to oppose the appeal. The City’s development dataset still recorded the file as Appeal Received on 31 August 2026.
Why is Marie Curtis Park there?
It replaced homes destroyed by Hurricane Hazel in October 1954. Environment and Climate Change Canada’s archive records seven people killed in Long Branch, three streets completely flooded, 400 people evacuated from the Pleasant Valley Trailer Park, and 192 properties requesting expropriation of which 43 were totally destroyed. TRCA records the 34-hectare park as created in the late 1950s in response to that flooding, and named for Marie Curtis, elected Reeve of Long Branch in 1953.
Are the schools full in New Toronto and Long Branch?
It depends which one. On TDSB data for 2023 in the Long-Term Program and Accommodation Strategy 2024 to 2033, David Hornell Junior School was at 117 per cent of capacity while Lakeshore Collegiate Institute was at 56 per cent. Second Street Junior Middle was at 82 per cent, Seventh Street Junior at 81 per cent and James S Bell at 65 per cent. Check your specific address on the board’s own tool before relying on any catchment.
Do I pay the Toronto land transfer tax in Long Branch?
Yes. Long Branch is in Toronto, so both the provincial land transfer tax and the Toronto Municipal Land Transfer Tax apply, right up to the Etobicoke Creek boundary. Crossing the creek into Peel Region removes the municipal tax entirely, because Peel cannot levy one. New graduated Toronto rates for properties with one or two single-family residences took effect on 1 April 2026, reaching 4.40 per cent above $3 million.
Related reading
- Top 10 things no one will tell you about Mimico and Humber Bay Shores
- Top 10 things no one will tell you about The Queensway and Stonegate-Queensway
- Toronto Vacant Home Tax: the buyer can be left holding it
- Toronto Municipal Land Transfer Tax: the bracket table from 1 April 2026
- Land transfer tax on an Etobicoke purchase, and the first-time buyer rebates
- Short-term rentals in a Toronto condo: the rules
- Toronto West market report, July 2026
Sources
Every figure on this page traces to one of these, and each was read on 31 August 2026. Primary sources only. Two tables are my own calculations from City open data and say so where they appear. Where I could not verify something from a primary source, it is not on the page.
- Lake Shore Boulevard West — City-initiated Official Plan and Zoning By-law Amendments, item 2026.EY33.3. City of Toronto Council, referred back 29–30 July 2026 on a motion by Councillor Amber Morley, report back due Q1 2027. toronto.ca
- Lake Shore Boulevard West Study — Final Report. City of Toronto, 18 June 2026. Study area, the eight- and eleven-storey mid-rise proposals, streetscape standards and the consultation record. toronto.ca
- Official Plan Chapter 7, Site and Area Specific Policies 0–99. City of Toronto, December 2024 office consolidation. SASP 21 (four storeys, six-storey exceptions, 70 per cent continuous frontage), SASP 22 (hospital quadrangle retention), SASP 23 (up to 2,200 units) and SASP 9. toronto.ca
- Long Branch Neighbourhood Character Guidelines. City of Toronto, January 2018, prepared by SvN Architects + Planners. Study boundary and the lot-frontage findings. toronto.ca
- Heritage Register (Q2 2026 extract) and Heritage Register Review. City of Toronto Open Data and City Planning. Listed status of the Lakeshore Psychiatric Hospital properties, and the 1 January 2027 removal date for listed properties. toronto.ca
- Metrolinx 2024 Accessibility Status Report. Metrolinx, reporting 1 January to 31 December 2024. Long Branch GO under construction and Mimico GO in design for accessibility, and the absence of step-free paths. metrolinx.com
- Long Branch GO Station — Lakeshore West GO Expansion. Metrolinx project page; entrance buildings, tunnel, elevators, platform works and track work enabling future electrification. metrolinx.com
- Long Branch Loop Track Renewal, and the 501, 301, 507 and 508 service advisory. Toronto Transit Commission; the June 2026 streetcar suspensions and replacement bus routings, and the project running through late 2026. ttc.ca
- Toronto beaches, and Blue Flag Canada 2026 season. City of Toronto beaches page (seven of ten supervised beaches hold Blue Flag) and Swim Drink Fish’s Blue Flag list, which does not include Marie Curtis Park East Beach. toronto.ca
- Toronto Beaches Water Quality open dataset. City of Toronto Open Data, refreshed 30 August 2026. The exceedance percentages on this page are my own calculation of daily geometric means from this raw sampling data. open.toronto.ca
- Housing Accelerator Fund: Expanding Permissions in Neighbourhoods for Low-Rise Sixplexes, and item 2025.PH22.4. City of Toronto staff report 28 May 2025 and the Council decision of 25–26 June 2025 limiting sixplexes to Toronto and East York District and Ward 23, with the opt-in request to other councillors. toronto.ca
- Multi-tenant (rooming) houses. City of Toronto; licensing required since 31 March 2024 under Municipal Code Chapter 575, and the six-room maximum in Etobicoke, North York and Scarborough. toronto.ca
- 3807-3815 and 3819-3829 Lake Shore Boulevard West — Decision Report. City of Toronto, 16 May 2025; building statistics, unit mix, FSI, existing six-storey zoning and the recommendation to approve OPA 817. toronto.ca
- Appeal report and Council decision, item 2025.EY25.1. City of Toronto Council, adopted 8–9 October 2025, directing the City Solicitor to oppose the Ontario Land Tribunal appeal. toronto.ca
- Hurricane Hazel — Long Branch. Environment and Climate Change Canada archive, page dated 17 July 2023, citing the Toronto Star and Globe and Mail, October 1954. Deaths, evacuations, expropriation figures and the proposed park. canada.ca
- Lake Ontario waterfront features, and the Colonel Samuel Smith Park Major Maintenance Project. Toronto and Region Conservation Authority; Marie Curtis Park at 34 hectares, the Arsenal Lands, Colonel Samuel Smith Park at 78 hectares of 1980s lakefill, and the $12 million shoreline repair to 2027. trca.ca
- Etobicoke Creek watershed, and TRCA planning and permits. Toronto and Region Conservation Authority; watershed area, six flood vulnerable clusters, and the permit requirements under section 28 of the Conservation Authorities Act and Ontario Regulation 41/24. trca.ca
- Long-Term Program and Accommodation Strategy 2024–2033, School Data. Toronto District School Board; capacity, enrolment and utilisation figures for 2023. tdsb.on.ca
- Neighbourhood Profiles, 2021 Census, 158-neighbourhood model. City of Toronto Open Data, refreshed 27 May 2026. New Toronto is Neighbourhood 18 and Long Branch is Neighbourhood 19. Population, dwelling type, tenure, construction period, shelter cost and dwelling value. open.toronto.ca
- Vacant Home Tax; Municipal Land Transfer Tax rates and fees; and item 2025.EX28.1. City of Toronto; the 3 per cent rate and deeming rule, the 2026 instalment dates, and the graduated MLTT brackets effective 1 April 2026 adopted by Council on 16–17 December 2025. toronto.ca
- The Assessment Cycle. Municipal Property Assessment Corporation; the 1 January 2016 valuation date and its application to the 2026 tax year. mpac.ca
What this page is and is not. This is general information about public documents affecting two Toronto neighbourhoods, not legal, tax, engineering, environmental or financial advice, and not an opinion on the value or condition of any particular property. Statutes, by-laws, tax rates, transit schedules, project schedules and municipal policies change; every figure here is dated to 31 August 2026 and should be re-checked against the source before you rely on it. Two tables are my own calculations from the City’s raw open data and are labelled as such; they are not City-published statistics. Development applications described here are proposals or decisions as recorded on the dates stated and may since have changed. For advice on a specific transaction, consult a lawyer, an accountant and a qualified professional as applicable. Jatin Dua is a Broker of Record with RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
About the author — Jatin Dua, Etobicoke and Toronto real estate expert
I am the Broker of Record and co-founder of RE/MAX Quantum Realty at 799 The Queensway in Etobicoke, with more than $100 million in GTA sales volume. I write these pages the same way I work a file: read the primary source, quote it, date it, and say plainly where the source is silent or where two documents disagree. Where a number is my own calculation rather than a published statistic, I label it. If a figure on this page has no citation beside it, that is a mistake and I want to hear about it.
I work with buyers, sellers, renters and investors across New Toronto, Long Branch, Alderwood, Mimico, Humber Bay Shores, Stonegate-Queensway, The Kingsway and the wider west end. connect@jatindua.com or 437-987-1925.