2 Larkin Avenue Upper

Getting around Very walkable

• 🚇 Jane Subway2 min walk
• 🚇 Runnymede Subway10 min walk
• 🚆 Mimico GO3.7 km

Within a 10-minute walk: 6 grocery stores, 45 cafés and restaurants, 17 parks, 5 pharmacies. Nearest grocery: Carload Food Market (200 m). Nearest park: Willard Gardens Parkette (200 m).

Schools nearby

Elementary

• St. Pius X Catholic School Catholic
  EQAO: Gr 6 reading 100%, math 61%4 min walk
• Swansea Junior and Senior Public School
  EQAO: Gr 6 reading 87%, math 62%12 min walk
• Runnymede Junior and Senior Public School
  EQAO: Gr 6 reading 99%, math 76%14 min walk
• James Culnan Catholic School Catholic
  EQAO: Gr 6 reading 87%, math 49%1.4 km

Secondary

• The Student School17 min walk
• Western Technical & Commercial School
  EQAO: Gr 9 math 53%, literacy test 83%17 min walk
• Ursula Franklin Academy Private
  EQAO: Gr 9 math 86%, literacy test 99%19 min walk

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 M6S

Owners / renters

68% / 32%

Median household income

$108,000

Average age

41

Children under 15

17%

Homes

36% detached, 29% high-rise

Commute by transit

24%

Population

34,029

Languages spoken most at home besides English: Ukrainian 1%, Russian 1%, Spanish 1%, Polish 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 High Park-Swansea (2025): 35% below the Toronto average, about the same from the year before.

• Assault39% below average
• Break and enter21% above average
• Auto theft60% below average
• Robbery41% below average
• Theft from vehicles39% below average
• Shootingsabout 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 2 active

• 2442 BLOOR ST W · 200 m
  Plan of Condominium · Draft Plan Approved · applied 2026
  Draft Plan of Condominium for 117 units.
  Application details
• 2442 BLOOR ST W · 200 m
  Plan of Condominium · Draft Plan Approved · applied 2021
  Draft plan of condominium for 186 Residential Units & 195 Residential Parking
  Application details
• 2279 BLOOR ST W · 350 m
  Official Plan / Zoning By-law Amendment · Closed · applied 2025
  Proposed 15 storey mixed-use building. The proposal includes 60 residential dwelling units and approximately 116 square metres of at-grade retail space along…
  Application details
• 2453 BLOOR ST W · 150 m
  Official Plan / Zoning By-law Amendment · OMB Approved · applied 2023
  Proposed Zoning By-law Amendment application to permit a 12-storey mixed use building. The proposed development provides 91 new residential units and 260sqm of…
  Application details

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

Commute

To Union Station (downtown Toronto): 8 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 (with a site-specific exception).

• ✅ Up to 6 homes on the lot (multiplex): a sixplex ward
• ✅ 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.

3 permits on this block of the street in the last 2 years.

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

Trees

69 City street trees within 100 m. 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