12 Azalea Court

Getting around Somewhat walkable

• 🚇 Emery LRT18 min walk
• 🚇 Milvan Rumike LRT18 min walk
• 🚆 Etobicoke North GO4.2 km

Within a 10-minute walk: no grocery stores, 6 cafés and restaurants, 5 parks, 2 pharmacies. Nearest park: St. Lucie Park (150 m).

Schools nearby

Elementary

• Gulfstream Public School
  EQAO: Gr 6 reading 86%, math 52%4 min walk
• St. Jude Catholic School Catholic
  EQAO: Gr 6 reading 79%, math 37%6 min walk
• Daystrom Public School
  EQAO: Gr 3 reading 68%, math 45%12 min walk
• St. John Vianney Catholic School Catholic
  EQAO: Gr 6 reading 83%, math 48%15 min walk

Secondary

• Emery Collegiate Institute
  EQAO: Gr 9 math 29%, literacy test 65%14 min walk
• St. Basil-the-Great College School Catholic
  EQAO: Gr 9 math 45%, literacy test 71%1.8 km
• Humber Summit Middle School1.9 km

EQAO: share of students meeting the provincial standard (2024–25). Ontario average: Gr 6 reading 86%, math 51%; Gr 9 math 55%; literacy test 83%.

Closest schools, not school zones. Check which school serves this address with the school board before relying on it.

Who lives here postal area M9M

Owners / renters

54% / 46%

Median household income

$82,000

Average age

39

Children under 15

17%

Homes

18% detached, 35% high-rise

Commute by transit

22%

Population

24,245

Languages spoken most at home besides English: Spanish 6%, Vietnamese 3.9%, Italian 3.1%, Urdu 2.8%.

Flood and conservation Regulated area

This address is inside a conservation-authority regulated area (Toronto and Region Conservation Authority): near a valley, stream, shoreline or wetland, where flooding or erosion can occur. New building, additions, pools or grading usually need a permit from the authority.

Screening maps only. Ask the conservation authority for a property inquiry before relying on this.

Safety

Major crime per resident in Humbermede (2025): 32% above the Toronto average, about the same from the year before.

• Assault29% above average
• Break and enterabout average
• Auto theft95% above average
• Robberyabout average
• Theft from vehicles47% below average
• Shootings88% above average

Crime Severity Index for Toronto police: 60 vs 57 for Ontario (2025).

Police-reported figures for the whole neighbourhood, not this street. Rates use the area’s resident population.

Development nearby 1 active

• 3350 WESTON RD · 450 m
  Site Plan · Under Review · applied 2022
  Site Plan Approval - Proposed development of a 15 storey residential building (14 storeys of residential plus 1 storey of amenity/mechanical pent house space)…
  Application details
• 3350 WESTON RD · 450 m
  Official Plan / Zoning By-law Amendment · Closed · applied 2022
  Proposed development of a 15 storey residential building (14 storeys of residential plus 1 storey of amenity/mechanical pent house space) containing 190…
  Application details

Rezoning, site plan, subdivision and condominium applications filed with the city.

Commute

To Union Station (downtown Toronto): 17 km. Transit times · Driving times

Noise Nothing major nearby

No highway within 500 m, rail line within 300 m, or airport flight path nearby.

Distances from the map, not noise measurements. Visit at rush hour to judge for yourself.

What can be built RM

Residential Multiple Dwelling.

• ✅ Up to 4 homes on the lot (multiplex)
• ✅ Garden suite in the backyard
• ✅ Laneway suite, if the lot backs onto a lane

From Toronto’s Zoning By-law 569-2013 map. Lot size, setbacks and trees decide what actually fits; check with a planner before you buy.

Full lot check · Run the numbers

Trees

22 City street trees within 100 m, mostly maples. That’s fewer than the Toronto average of 42.

Trees on City boulevards only, not private yards or parks.

Internet High-speed

50/10 Mbps or faster available here by cable, fibre or DSL (the federal high-speed target).

From the federal broadband map. Check exact speeds and providers for the address.

Short-term rentals

Only in your principal residence (where you live). The entire home can be rented up to 180 nights a year; renting up to 3 bedrooms while you live there has no limit. Hosts register with the City and collect the 6% accommodation tax.

City rules