22 Kittiwake Avenue

Getting around Very walkable

• 🚇 Westmore LRT5 min walk
• 🚇 Martin Grove LRT6 min walk
• 🚆 Etobicoke North GO4.1 km

Within a 10-minute walk: 4 grocery stores, 23 cafés and restaurants, 6 parks, 6 pharmacies. Nearest grocery: Babel Fine Foods (400 m). Nearest park: Tamarisk Park (200 m).

Schools nearby

Elementary

• Melody Village Junior School
  EQAO: Gr 6 reading 93%, math 19%6 min walk
• Albion Heights Junior Middle School
  EQAO: Gr 6 reading 56%, math 11%7 min walk
• St. Dorothy Catholic School Catholic
  EQAO: Gr 6 reading 77%, math 42%8 min walk
• Elmbank Junior Middle Academy Private
  EQAO: Gr 6 reading 82%, math 33%8 min walk

Secondary

• Father Henry Carr Catholic Secondary School Catholic
  EQAO: Gr 9 math 51%, literacy test 73%5 min walk
• West Humber Collegiate Institute
  EQAO: Gr 9 math 42%, literacy test 83%14 min walk
• North Albion Collegiate Institute
  EQAO: Gr 9 math 29%, literacy test 70%1.6 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 M9V

Owners / renters

54% / 46%

Median household income

$82,000

Average age

39

Children under 15

16%

Homes

28% detached, 40% high-rise

Commute by transit

23%

Population

53,878

Languages spoken most at home besides English: Punjabi (Panjabi) 6.7%, Gujarati 5%, Assyrian Neo-Aramaic 3.6%, Spanish 2.2%.

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 West Humber-Clairville (2025): 127% above the Toronto average, down 14% from the year before.

• Assault22% above average
• Break and enter83% above average
• Auto theft486% above average
• Robbery94% above average
• Theft from vehicles158% above average
• Shootings228% 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

No planning applications within 500 m in the last five years.

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

Commute

To Union Station (downtown Toronto): 20 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 RS

Residential Semi-Detached (with a site-specific exception).

• ✅ 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

• Second Suite · 2022 · Cancelled
  Proposal for as-built ground level apartment (Second Unit)
• Second Suite · 2022 · Cancelled
  Proposed second unit in the basement and window enlargement

6 permits on this block of the street in the last 2 years, including 5 new homes.

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

Trees

56 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