165 Florence Avenue

Getting around Very walkable

• 🚇 Sheppard-Yonge Subway13 min walk
• 🚇 North York Centre Subway1.4 km
• 🚆 Oriole GO4.5 km

Within a 10-minute walk: 5 grocery stores, 40 cafés and restaurants, 7 parks, 4 pharmacies. Nearest grocery: Food Basics (700 m). Nearest park: Franklin Park (150 m).

Schools nearby

Elementary

• Cameron Public School
  EQAO: Gr 3 reading 81%, math 87%6 min walk
• St. Edward Catholic School Catholic
  EQAO: Gr 6 reading 95%, math 63%8 min walk
• Claude Watson School for the Arts
  EQAO: Gr 6 reading 100%, math 89%1.2 km
• Avondale Alternative Elementary School
  EQAO: Gr 6 reading 88%, math 88%1.4 km

Secondary

• Cardinal Carter Academy for the Arts Catholic · Private
  EQAO: Gr 9 math 87%, literacy test 97%17 min walk
• Willowdale Middle School1.6 km
• Loretto Abbey Catholic Secondary School Catholic
  EQAO: Gr 9 math 64%, literacy test 89%1.8 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 M2N

Owners / renters

59% / 41%

Median household income

$82,000

Average age

41

Children under 15

12%

Homes

17% detached, 70% high-rise

Commute by transit

29%

Population

75,100

Languages spoken most at home besides English: Mandarin 11.7%, Iranian Persian 7.2%, Korean 6.7%, Yue (Cantonese) 5.1%.

Flood and conservation No mapped hazard

Not inside a mapped flood plain or regulated area.

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

Safety

Major crime per resident in Lansing-Westgate (2025): 22% below the Toronto average, down 8% from the year before.

• Assault21% below average
• Break and enter45% below average
• Auto theftabout average
• Robbery37% below average
• Theft from vehiclesabout average
• Shootings33% below 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 4 active

• 244 BOGERT AVE · 400 m
  Site Plan · NOAC Issued · applied 2021
  Site Plan application for the proposal to permit an 11 storey mixed use building containing 103 residential units, 450 sqm of retail and service uses on the…
  Application details
• 112 SHEPPARD AVE W · 450 m
  Site Plan · NOAC Issued · applied 2018
  7 storey mixed use, mid-rise building with 52.84 sqm of retail uses at grade, 30 residential units and 2 levels of parking. Vehicular access to the building is…
  Application details
• 202 SHEPPARD AVE W · 450 m
  Official Plan / Zoning By-law Amendment · OMB Appeal · applied 2018
  OLT approved; Official Plan and Zoning Bylaw Amendment application to permit a 6 storey residential building with 24 unit. The revised GFA is 1715 sq m (FSI is…
  Application details
• 202 SHEPPARD AVE W · 450 m
  Site Plan · Under Review · applied 2017
  Site Plan application to construct a 6 storey office building. The proposed building would have a total of 1134.96 sqm of gross floor area.
  Application details
• 234 SHEPPARD AVE W · 500 m
  Official Plan / Zoning By-law Amendment · OMB Approved · applied 2024
  OPA & Rezoning to facilitate a redevelopment that is comprised of two separate buildings combined by a one-storey below grade parking structure. The proposed…
  Application details
• 120 SHEPPARD AVE W · 450 m
  Official Plan / Zoning By-law Amendment · Closed · applied 2022
  Applications for Official Plan Amendment and Zoning By-law Amendment to permit a 7-storey residential building on the subject lands. The subject lands are…
  Application details

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

Commute

To Union Station (downtown Toronto): 13 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 RD

Residential Detached.

• ✅ 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

Building permits

No building permits at this address since 2014.

7 permits on this block of the street in the last 2 years, including 2 new homes.

Permits filed with the City of Toronto. A permit doesn’t mean the work passed final inspection.

Trees

71 City street trees within 100 m, mostly maples. That’s more 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