How it works
From an address to a decision you can defend
No black box. Rules are data, financial figures come from a published formula library, and anything we do not know is stated as unknown.
- 1
Enter an Ontario address
We match it to a municipality and pull what public records say about the lot, with a source on every fact.
- 2
The rule set runs, not a chatbot
Provincial and municipal rules are stored as versioned data with effective dates and citations. The same inputs always give the same answer.
- 3
Scenarios and blockers
We build the development options the rules allow, then test each one for heritage, flood, servicing and site blockers. Missing data stays 'possible', never 'cleared'.
- 4
Costs and returns you control
Every assumption — build cost, fees, interest, sale price, rent — is visible and editable, and the sensitivity table shows what happens if you are wrong.
- 5
A decision, then the evidence
PropScore, a recommendation, the open questions, and every rule that was run — frozen into a report you can share.
Supported markets
Ontario, one municipality at a time
A city goes live only when its rules have been written down, sourced and reviewed. We would rather cover less and be right.
Toronto
LiveCity-wide multiplex permissions, laneway and garden suites, province-wide ARU rules.
Mississauga
LiveFourplex permissions on qualifying low-rise lots plus additional residential units.
Brampton
NextThree-unit ARU framework and rental licensing — different enough to test the engine.
Ottawa · Hamilton · York Region
PlannedAdded once a municipal rule set has been reviewed and sourced.
Who uses it
Built for the people who have to make the call
For investors
Screen a deal before you spend a weekend on it.
Unit potential, blockers, cost and return ranges, and a decision you can defend to a partner.
For Realtors
Show a client what a listing could become.
A shareable report with your client's name on it, an expiry date, and every source listed.
For developers
Shortlist sites without a planner on every address.
Consistent rule versions across every site, so two analyses can actually be compared.
Evidence & confidence
You can check every number we show you
PropAgent is a screening tool. It earns trust by showing its work, not by sounding certain.
Every fact carries a source
Municipal open data, the by-law, a benchmark, or you — labelled, never blended.
Confidence is shown, not implied
High, medium or low on each rule and each figure, carried through to the report.
Rules are versioned
Effective dates and citations. A rule change tomorrow cannot rewrite a report you already used.
'Not enough information' is an answer
When a value is missing we say so instead of estimating it quietly.
Analyze a property
Toronto and Mississauga addresses today. Enter one and see what the by-law actually allows.
Live coverage: Toronto and Mississauga. Try: 88 Roncesvalles Avenue, Toronto