123 Bloor Street West, Toronto, ON M5S 1M2
Toronto, Ontario · R-CR (Commercial Residential)
The property has clear development potential under the current zoning, but two conditions must be resolved before closing: heritage proximity and tree-preservation status.
Add a laneway suite + minor duplex conversion
Retain the existing commercial unit, add one rear laneway suite, and convert the upper residential floor into a separate unit. Total units: 3.
Project cost
$980,000
End value
$1,680,000
Est. profit
$700,000
Timeline
18 months
Key assumptions
- Construction: 285/sq ft
- Exit price: 620/sq ft
- Holding cost: 8.5%
- Contingency: 12%
The block is within 120 m of a listed HCD. A formal heritage review is required before demolition or major façade changes.
Lot frontage (33 ft) and lot area (4,020 sq ft) exceed the City of Toronto minimum thresholds for a laneway suite.
No open data layer confirms the presence or absence of regulated trees on this lot. A site survey is recommended.
Hold as-is and renovate
Cosmetic renovation of existing mixed-use building, no density increase.
Purpose-built multiplex (4 units)
Full redevelopment to a four-storey, 4-unit residential building.
- Zoning codeCity of Toronto Open Data — Zoning By-law
- Lot dimensionsMunicipal tax parcel (mock)
- Laneway suite eligibilityCity of Toronto Laneway Suite Guidelines
- Heritage proximityCity of Toronto Heritage Register
- Order a current survey and TPIC to confirm lot lines and easements.
- Submit a Zoning Verification Letter request to the City of Toronto.
- Engage a heritage consultant if demolition or façade alteration is planned.
- Confirm tree preservation status with Urban Forestry before site plan.
- Run a sensitivity analysis on exit cap rate and construction cost overruns.
This is a sample report with mock data. Real analyses use verified municipal sources and user-provided assumptions.