86 Carlaw Avenue

Getting around Very walkable

• 🚆 Toronto Union Station GO3.6 km

Within a 10-minute walk: 8 grocery stores, 62 cafés and restaurants, 15 parks, 5 pharmacies. Nearest grocery: The Source Bulk Foods (400 m). Nearest park: Morse Street Playground (100 m).

Schools nearby

Elementary

• Morse Street Junior Public School
  EQAO: Gr 6 reading 85%, math 71%4 min walk
• Bruce Public School
  EQAO: Gr 6 reading 93%, math 43%10 min walk
• Dundas Junior Public School
  EQAO: Gr 3 reading 66%, math 53%14 min walk
• St. Joseph Catholic School Catholic
  EQAO: Gr 6 reading 92%, math 58%17 min walk

Secondary

• Queen Alexandra Middle School15 min walk
• SEED Alternative School16 min walk
• Eastdale Collegiate Institute1.2 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 M4M

Owners / renters

56% / 44%

Median household income

$99,000

Average age

40

Children under 15

14%

Homes

6% detached, 25% high-rise

Commute by transit

25%

Population

25,052

Languages spoken most at home besides English: Yue (Cantonese) 6.3%, Mandarin 3.5%, Vietnamese 1.5%, Spanish 0.6%.

Flood and conservation Flood plain

This address falls inside a mapped flood plain (Toronto and Region Conservation Authority). Building, additions and grading need a permit from the conservation authority, and flood insurance can cost more or be harder to get.

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

Safety

Major crime per resident in South Riverdale (2025): about the Toronto average, down 17% from the year before.

• Assaultabout average
• Break and enter40% above average
• Auto theftabout average
• Robberyabout average
• Theft from vehicles65% above average
• Shootings61% 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 8 active

• 65-87 HEWARD AVE · 150 m
  Official Plan / Zoning By-law Amendment · OMB Appeal · applied 2025
  Official Plan Amendment (OPA) to re-designate the subject site from Core Employment Areas to Mixed Use Areas to permit future mixed-use development. The OPA…
  Application details
• 462 EASTERN AVE · 250 m
  Plan of Condominium · Draft Plan Approved · applied 2024
  Draft Plan of Condominium for 1 storey retail condominium, consisting of 5 retail condominium units and 10 parking units.
  Application details
• 929 QUEEN ST E · 350 m
  Site Plan · NOAC Issued · applied 2023
  Application for Site Plan Control to permit a 9-storey mixed use building, containing 78 rental units and 195 square metres of commercial gross floor area.
  Application details
• 629 EASTERN AVE · 300 m
  Site Plan · NOAC Issued · applied 2020
  Site Plan approval application for the construction of a private road with public access easement to connect Eastern Ave and Lake Shore Blvd E, as contemplated…
  Application details
• 65-87 HEWARD AVE · 150 m
  Site Plan · NOAC Issued · applied 2019
  Gold Star Site Plan Approval application for a proposed 6-storey non-residential building comprised of 10,420 square metres floor area and containing retail,…
  Application details
• 1001 QUEEN ST E · 400 m
  Site Plan · NOAC Issued · applied 2018
  Site Plan Control application fpr a proposed mixed use building with an overall height of 6-storeys (inclusive of mechanical). A total of 16 residential units…
  Application details

4 more within 500 m.

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

Commute

To Union Station (downtown Toronto): 4 km. Transit times · Driving times

Coming transit

• 🚧 Leslieville Ontario Line600 m · opening early 2030s
• 🚧 East Harbour Ontario Line750 m · opening early 2030s
• 🚧 Gerrard 1.1 km

Stations under construction or approved. Opening dates are the latest public estimates and often move.

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 R

Residential.

• ✅ 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.

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

65 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