88 Sheppard Avenue E 409

Getting around Very walkable

• 🚇 Sheppard-Yonge Subway5 min walk
• 🚇 North York Centre Subway12 min walk
• 🚆 Oriole GO3.5 km

Within a 10-minute walk: 9 grocery stores, 94 cafés and restaurants, 13 parks, 7 pharmacies. Nearest grocery: Longo's (250 m). Nearest park: Willowdale Park (350 m).

Schools nearby

Elementary

• Claude Watson School for the Arts
  EQAO: Gr 6 reading 100%, math 89%5 min walk
• Avondale Alternative Elementary School
  EQAO: Gr 6 reading 88%, math 88%11 min walk
• Avondale Public School
  EQAO: Gr 6 reading 84%, math 58%11 min walk
• St. Edward Catholic School Catholic
  EQAO: Gr 6 reading 95%, math 63%18 min walk

Secondary

• Cardinal Carter Academy for the Arts Catholic · Private
  EQAO: Gr 9 math 87%, literacy test 97%3 min walk
• Earl Haig Secondary School
  EQAO: Gr 9 math 84%, literacy test 95%12 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 M2N

Owners / renters

59% / 41%

Median household income

$82,000

Average age

41

Children under 15

12%

Homes

17% detached, 70% high-rise

Commute by transit

29%

Population

75,100

Languages spoken most at home besides English: Mandarin 11.7%, Iranian Persian 7.2%, Korean 6.7%, Yue (Cantonese) 5.1%.

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 East Willowdale (2025): 41% below the Toronto average, down 40% from the year before.

• Assault62% below average
• Break and enterabout average
• Auto theftabout average
• Robbery28% below average
• Theft from vehiclesabout average
• Shootings30% 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 13 active

• 160 GREENFIELD AVE · 300 m
  Site Plan · NOAC Issued · applied 2026
  Site Plan Control Amendment related to 16 163131 NNY 23 SA.Amendment is to insert an additional drawing into the Agreement to allow the City to undertake its…
  Application details
• 15 POYNTZ AVE · 500 m
  Site Plan · Under Review · applied 2025
  Site Plan Control Application proposes the development of a 51-storey mixed-use building providing residential and commercial uses. The building will provide a…
  Application details
• 40 AVONDALE AVE · 450 m
  Site Plan · Under Review · applied 2025
  Site Plan Control Application proposes the development of a 49-storey residential building. The building will provide a total of 504 residential units, being a…
  Application details
• 40 AVONDALE AVE · 450 m
  Official Plan / Zoning By-law Amendment · Appeal Received · applied 2025
  OPA & Rezoning Application proposes the development of a 49-storey residential building. The building will provide a total of 504 residential units, being a…
  Application details
• 110 SHEPPARD AVE E · 250 m
  Site Plan · Under Review · applied 2025
  Site Plan Control Application proposes the development of 49 and 53-storey mixed-use towers above a 5-7-storey mixed use podium providing residential and…
  Application details
• 110 SHEPPARD AVE E · 250 m
  Official Plan / Zoning By-law Amendment · OMB Appeal · applied 2025
  OLT SETTLEMENT: A 42-storey ("North Building") and 46-storey ("South Building") mixed-use towers with podium heights of approxmately 22 metres (along Kenneth…
  Application details

9 more within 500 m.

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

Commute

To Union Station (downtown Toronto): 13 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.

Building permits

• Electromagnetic Locks · 2015 · Closed
  Installation of 1 maglock of security system on P1 garage

10 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

8 City street trees within 100 m. That’s fewer 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