22 Holland Avenue

O'Connor-Parkview, Toronto, M4B 2C5

$949,000

3+1 bedrooms
3 bathrooms
7 parking
1100-1500 sq ft

Listed today · MLS® E14099122

Open house

Saturday, October 24 at 2:00 p.m. to 4:00 p.m. Add to calendar
Sunday, October 25 at 2:00 p.m. to 4:00 p.m. Add to calendar

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About this home

Room to grow, space for everyone, and beautifully renovated from top to bottom! Welcome to this fully detached Topham Park home, where natural light, thoughtful design and exceptional versatility come together. Floor-to-ceiling windows, a soaring two-storey living room with vaulted ceilings and a skylight create a bright, airy atmosphere from the moment you walk in.The open-concept main floor is made for everyday living and entertaining, featuring a stunning chef's kitchen and three beautifully renovated bathrooms. The main-floor bedroom and full 4-piece bathroom offer an ideal setup for extended family, guests or multi-generational living. At the back of the home, the inviting family room is perfect for movie nights and family time, with the potential to create a practical mudroom for added everyday convenience. Upstairs, enjoy comfortable family living, while the basement offers excellent flexibility, with good ceiling height and the potential to create an easy fourth bedroom, home office, playroom or teen retreat. Exceptional parking is a rare bonus, with a long private drive and a double-deep garage accommodating two cars in tandem, providing parking for up to an impressive 7 vehicles in total. Need extra space for your hobbies? The garage is also ideal for a workshop, home gym, artist's studio or additional storage. Set in family-friendly Topham Park, where established homes and exciting new builds reflect the neighbourhood's enduring appeal, this is a wonderful opportunity to put down roots in a welcoming community. Ideal for young couples starting out, growing families planning for the future or multi-generational households looking for flexibility. Completely upgraded, move-in ready and ready for your next chapter. Nothing to do but move in and enjoy! **OPEN HOUSE SAT OCT 24th AND SUN OCT 25th, 2:00-4:00PM**

Details

Type: Detached
Style: 1 1/2 Storey
Size: 1100-1500 sq ft
Lot: 42 × 109 ft
Basement: Finished
Garage: Detached
Kitchens: 1
Property tax: $5,248 (2026)
Neighbourhood: O'Connor-Parkview
Municipality: Toronto E03
Price per sq ft: $730 (16% below detached houses in O'Connor-Parkview, $868)

Interior

Bedrooms: 3 above ground + 1 below
Bathrooms: 1 × 4-piece (main), 1 × 3-piece (second), 1 × 3-piece (basement)
Rooms: 6 above ground + 2 below
Family room or den: No
Fireplace: No

Heating, cooling and services

Heating: Forced Air, Gas
Air conditioning: Central Air
Water and sewer: Sewer

Building and exterior

Style: 1 1/2 Storey
Exterior: Brick
Roof: Asphalt Shingle
Foundation: Concrete
Faces: North

Parking

Garage spaces: 2
Total parking: 7
Driveway and parking: Private

Lot

Size: 42 × 109 ft

Possession: TBA
Cross street: Victoria Park Ave/ Eglinton Ave E

Rooms

Room	Level	Size	Features
Kitchen	Main
Living Room	Main	3.49 × 4.04 m (11'5" × 13'3")	Hardwood Floor, Window Floor to Ceiling, Pot Lights
Bedroom	Second
Dining Room	Main	2.96 × 3.11 m (9'9" × 10'2")	Hardwood Floor, Window Floor to Ceiling, Pot Lights
Bedroom 2	Second
Kitchen	Main	3.94 × 2.83 m (12'11" × 9'3")	Hardwood Floor, Window, Pot Lights
Bedroom 3	Second
Bedroom 3	Main	3.5 × 3.22 m (11'6" × 10'7")	Hardwood Floor, Window
Living Room	Main
Primary Bedroom	Second	3.69 × 4.24 m (12'1" × 13'11")	Hardwood Floor, Window, Closet
Dining Room	Main
Bedroom 2	Second	3.38 × 2.9 m (11'1" × 9'6")	Hardwood Floor, Window, Closet
Bathroom	Main
Family Room	Lower	3.33 × 5.45 m (10'11" × 17'11")	W/O To Yard, Closet
Recreation	Basement	3.77 × 7.18 m (12'4" × 23'7")	Window, Pot Lights
Bedroom	Basement	3.46 × 2.65 m (11'4" × 8'9")

Location

Location is approximate. See nearby homes on the map

Recent sales nearby

See what similar homes within 1 km sold for in the last year. Create a free account or sign in to see them.

The neighbourhood

Getting around Walkable

🚇 O'Connor LRT17 min walk
🚇 Pharmacy LRT1.3 km
🚆 Danforth GO3.2 km

Within a 10-minute walk: 1 grocery store, 18 cafés and restaurants, 6 parks, 4 pharmacies. Nearest grocery: No Frills (900 m). Nearest park: Willis Blair Parkette (300 m).

Schools nearby

Elementary

O'Connor Public School
EQAO: Gr 3 reading 55%, math 32%3 min walk
Victoria Park Elementary School
EQAO: Gr 3 reading 100%, math 92%7 min walk
Clairlea Public School
EQAO: Gr 6 reading 74%, math 30%8 min walk
Selwyn Elementary School
EQAO: Gr 3 reading 90%, math 75%12 min walk

Secondary

Gordon A Brown Middle School14 min walk
W. A. Porter Collegiate Institute
EQAO: Gr 9 math 61%, literacy test 89%1.2 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 M4B

Owners / renters: 48% / 52%
Median household income: $78,000
Average age: 42
Children under 15: 15%
Homes: 43% detached, 28% high-rise
Commute by transit: 27%
Population: 18,612

Languages spoken most at home besides English: Greek 1.9%, Tagalog (Pilipino, Filipino) 1.8%, Bengali 0.9%, Spanish 0.8%.

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 O'Connor-Parkview (2025): about the Toronto average, about the same from the year before.

Assaultabout average
Break and enter59% below average
Auto theft20% below average
Robbery44% below average
Theft from vehiclesabout average
Shootings41% 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 5 active

1500 O'CONNOR DR · 400 m

Plan of Subdivision · Under Review · applied 2025

Draft Plan of Subdivision application to create two development blocks, a new public park block and a new public street. The application also seeks approval by…
Application details
1660 O'CONNOR DR · 300 m

Site Plan · Under Review · applied 2024

Site Plan Control application to permit a seven-storey self-storage building containing 13,749.76 square metres of non-residential gross floor area, including…
Application details
1400 VICTORIA PARK AVE · 400 m

Site Plan · Under Review · applied 2022

Site Plan application for the southern block to permit a mixed use building that consists of two towers of 13 and 23 storeys above a 9 storey podium. The…
Application details
1400 VICTORIA PARK AVE · 400 m

Official Plan / Zoning By-law Amendment · Council Approved · applied 2022

Rezoning application for both the North and South Blocks. On the North Block, it proposes a 8 storey podium with towers above rising to a total of 13 storeys…
Application details
1408 VICTORIA PARK AVE · 450 m

Site Plan · Under Review · applied 2022

Site Plan application for the northern block to permit a mixed use building with a eight storey podium containing two towers above of 13 and 26 storeys. The…
Application details
1500 O'CONNOR DR · 400 m

Official Plan / Zoning By-law Amendment · Closed · applied 2025

Combined Official Plan & Zoning By-law Amendment application to permit four mixed-use buildings with building heights that would range from 14 to 28 storeys…
Application details

1 more within 500 m.

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

Distances are approximate. Places © OpenStreetMap contributors. Neighbourhood figures: Statistics Canada, 2021 Census. School results: EQAO via Ontario Data Catalogue (Open Government Licence – Ontario). Neighbourhood crime: Toronto Police Service Public Safety Data Portal (Open Government Licence – Toronto Police Service). Crime Severity Index: Statistics Canada. Planning applications: City of Toronto open data.

Living here

Commute

To Union Station (downtown Toronto): 10 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 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

52 City street trees within 100 m. That’s about 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

Zoning, heritage, building permits and street trees: City of Toronto open data (Open Government Licence – Toronto). Roads, rail, airports and planned stations © OpenStreetMap contributors. Internet: Innovation, Science and Economic Development Canada, National Broadband Data.

Listed by ROYAL LEPAGE SIGNATURE SUSAN GUCCI REALTY.

Listing information provided by PropTx Innovations Inc. and TRREB; deemed reliable but not guaranteed accurate by PropTx.

Estimated monthly cost

Mortgage: $4,156
Property tax: $437
Total: $4,593

$189,800 down, 25-year amortization at 4.39%.

Cash needed to buy

Down payment: $189,800
Land transfer tax (Ontario + Toronto): $31,026
Legal and other costs: ~$2,500
Total: $223,326

First-time buyers can get up to $8,475 of land transfer tax back. All closing costs

Adjust the numbers

Rental potential

$2,950/month

Typical asking rent for 3 bedroom homes like this within 1 km (10 for rent now; most $2,700–$3,300).

As a rental, with 20% down

Rent: $2,950
Mortgage: −$4,156
Property tax: −$437
Insurance, repairs, vacancy: −$386
Cash flow: −$2,029/month

Cap rate 2.7% · gross yield 3.7%. Rentals need 20% down. Rough figures before income tax; ask us for a full analysis.

Rent control: Depends on when the unit was first lived in: before Nov. 15, 2018 it’s covered by Ontario’s yearly limit (2.1% in 2026); after, there’s no cap.

See rentals nearby