85 Primula Crescent Upper

Getting around Somewhat walkable

• 🚇 Rowntree Mills LRT1.8 km
• 🚇 Pearldale LRT1.9 km
• 🚆 Etobicoke North GO6.1 km

Within a 10-minute walk: no grocery stores, 8 cafés and restaurants, 6 parks, 2 pharmacies. Nearest park: Plunkett park (500 m).

Schools nearby

Elementary

• Venerable John Merlini Catholic School Catholic
  EQAO: Gr 6 reading 94%, math 88%9 min walk
• North Kipling Junior Middle School
  EQAO: Gr 6 reading 64%, math 35%17 min walk
• St. Roch Catholic School Catholic
  EQAO: Gr 6 reading 91%, math 38%18 min walk
• Gracedale Public School
  EQAO: Gr 3 reading 67%, math 45%1.5 km

Secondary

• Humber Summit Middle School1.5 km
• North Albion Collegiate Institute
  EQAO: Gr 9 math 29%, literacy test 70%1.7 km
• Smithfield Middle School2.0 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 M9L

Owners / renters

75% / 25%

Median household income

$81,000

Average age

42

Children under 15

15%

Homes

14% detached, 16% high-rise

Commute by transit

19%

Population

11,737

Languages spoken most at home besides English: Italian 7.9%, Urdu 6.7%, Punjabi (Panjabi) 5.8%, Spanish 3.7%.

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 Humber Summit (2025): 88% above the Toronto average, down 6% from the year before.

• Assault34% above average
• Break and enter110% above average
• Auto theft199% above average
• Robbery144% above average
• Theft from vehicles34% above average
• Shootings275% 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

• 12 HILLSIDE RD · 450 m
  Official Plan / Zoning By-law Amendment · Appeal Received · applied 2023
  Proposed construction of a 2-storey single detached dwelling with an attached garage. The proposed building (with garage) will provide an approximate GFA of…
  Application details

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 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

Building permits

• Interior Alterations · 2024 · Closed
  Proposal for interior alterations to convert existing SFD-semi to a fourplex.

2 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

55 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