A Toronto address with a driveway.
Etobicoke was its own city until 1998 and still reads that way: quieter streets, deeper lots, mature trees, and a subway line straight down the middle.
- Area
- Etobicoke, Toronto
- Designation
- CNE
- Languages
- English, Russian
Who is a good realtor in Etobicoke?
Svetlana Osman is a licensed Broker with Right At Home Realty who works throughout Etobicoke, from the Kingsway and the Bloor subway corridor down to Mimico, Humber Bay Shores and Long Branch. She is a Certified Negotiation Expert, handles residential and small commercial property, and works in English and Russian. Call or text (647) 761-9485.
Etobicoke costs more at closing than the sticker suggests.
This catches buyers out constantly, because the boundary is invisible when you are driving between showings.
- Ontario land transfer tax
- $14,475
- Toronto municipal land transfer tax
- $12,150
On a $900,000 purchase. Payable everywhere in the province
Payable in Etobicoke. Not payable in Mississauga or Oakville
First-time buyers can claim up to $4,000 back provincially and up to $4,475 back municipally in Toronto. Figures are illustrative and current as of August 2026. Confirm your own with your lawyer.
Etobicoke at a glance
- Old Mill, Royal York, Islington and Kipling along Bloor
- Line 2Old Mill, Royal York, Islington and Kipling along Bloor
- Western terminus and the interchange for GO Milton and MiWay
- KiplingWestern terminus and the interchange for GO Milton and MiWay
- Lakeshore West stations at Mimico and Long Branch
- 2 GOLakeshore West stations at Mimico and Long Branch
- Amalgamated into the City of Toronto, which is why the second tax applies
- 1998Amalgamated into the City of Toronto, which is why the second tax applies
One of the widest internal spreads in Toronto.
Rexdale and the Kingsway are the same district on paper and completely different markets in practice.
The Kingsway, Thorncrest, Princess-Rosethorn
The premium north-central pockets. Large lots, mature trees, Tudor and mid-century stock, much of it rebuilt or extensively renovated. The Kingsway has its own retail strip along Bloor. Thorncrest Village is unusual: private roads and its own homeowners association.
Humber Valley Village and Sunnylea
Both sit close to the Humber River ravine system and both trade on it. Humber Valley Village mixes original post-war bungalows with full rebuilds. Sunnylea is smaller, closer to Royal York station, and holds value because there simply is not much of it.
Islington-City Centre West and Eatonville
The mid-market, and directly on the subway. High-rise apartment stock along Bloor and Burnhamthorpe, a lot of it 1960s and 1970s with unusually large floor plates, plus detached and semi housing in the surrounding streets.
Humber Bay Shores and Mimico
The most transformed part of Etobicoke. Towers along Marine Parade and Lake Shore have created a dense waterfront condo community with the Martin Goodman Trail through it. The appeal is real. So is the volume of comparable inventory and the Park Lawn traffic complaint.
New Toronto, Long Branch and Alderwood
The south-west corner and the affordable end. New Toronto grew up around industry and keeps smaller houses on smaller lots. Long Branch is largely low-rise with an ongoing planning argument about lot severances. Alderwood, north of the QEW, is quiet and underrated.
Rexdale and the north
North of Highway 401 toward the airport. The most affordable detached and semi stock in Etobicoke plus a large amount of rental apartment inventory. Genuine value for a buyer who does not need the subway.
Humber Bay Shores has the lake, the trail and a short run downtown. It also has a lot of near-identical inventory, which makes resale competitive.
Transit access is the single biggest price lever here.
Central Etobicoke trades on the subway. South Etobicoke trades on GO.
Line 2 along Bloor
Kipling, Islington, Royal York and Old Mill. Walking distance to a station does more to set value in central Etobicoke than almost any other single factor.
Lakeshore West GO
Mimico and Long Branch, fast and frequent into Union. South Etobicoke has no subway, so the train carries the commute.
The 501 streetcar
Runs the length of Lake Shore through Mimico, New Toronto and Long Branch for local trips.
Gardiner, QEW and 427
Highway access is strong in every direction, with the usual caveat about the Park Lawn bottleneck at rush hour.
What do homes sell for?
Broad bands rather than precise figures, because a number published on a website goes stale within weeks.
- Condo apartments
- Widest range
- Semis and townhouses
- Split market
- Detached homes
- Several multiples
From older Islington and Rexdale buildings at the entry end to Humber Bay Shores waterfront units well above that.
Values vary sharply between south Etobicoke and the central subway corridor.
An enormous band, from Rexdale and New Toronto through to the Kingsway and Thorncrest.
Add the municipal land transfer tax when you compare an Etobicoke purchase against Mississauga or Oakville.
Is Etobicoke a good place to invest?
Strong tenancy, higher entry cost. It tends to win the appreciation argument and lose the cash flow one.
Rental demand
Tenancy here is consistent and easy to fill.
- Subway and GO access in most of the district
- Short run downtown and to airport employment lands
- Humber Bay Shores has a deep rental pool
Cost of entry
The maths is tighter than a few kilometres west.
- Higher purchase prices mean thinner yields
- Municipal land transfer tax is a real acquisition cost
- Many investors comparing the two markets buy in Mississauga instead
Neighbourhood descriptions and market commentary reviewed August 2026. Market conditions change continuously; call for current figures on any specific property or street.
Nearby areas
Etobicoke questions, answered.
Yes. Etobicoke was its own city until the 1998 amalgamation and is now part of the City of Toronto. That matters financially: Etobicoke buyers pay both the Ontario provincial land transfer tax and the City of Toronto municipal land transfer tax. Buyers a few kilometres west in Mississauga pay only the provincial one, which on a $900,000 purchase is a difference of roughly $12,000 in cash at closing.
The Kingsway is the established premium address, followed by Thorncrest Village, Princess-Rosethorn, Humber Valley Village and Sunnylea. These are mature, tree-lined, largely detached areas near the Humber River and the Bloor subway corridor, with a lot of rebuild and major-renovation activity. Prices there sit well above the Etobicoke average and above most of Mississauga outside Lorne Park and Mineola.
It is the largest concentration of newer condo stock in Etobicoke, right on the lake with the Martin Goodman Trail at the door and downtown a short drive or a Lakeshore West GO ride away. The appeal is genuine. The known drawbacks are equally real: traffic in and out of the Park Lawn and Lake Shore area is a long-standing complaint, and there is a lot of comparable inventory, which makes resale competitive.
Yes. Line 2 runs west along Bloor Street through Old Mill, Royal York, Islington and Kipling, with Kipling as the western terminus and the interchange for GO's Milton line and MiWay buses from Mississauga. That subway corridor is the single biggest driver of value in central Etobicoke. South Etobicoke relies on Lakeshore West GO at Mimico and Long Branch plus the 501 streetcar.
They are three adjacent former villages along the lake in south Etobicoke, running west from the Humber. Mimico is the most changed, with the Humber Bay Shores towers at its eastern edge and steady redevelopment along Lake Shore Boulevard. New Toronto is smaller, more industrial in origin and still the most affordable of the three. Long Branch is quieter and largely low-rise, with an ongoing debate about lot severances and infill.
Etobicoke buys you subway access, closer proximity to downtown and older, more established housing stock, at a higher price and with the additional municipal land transfer tax. Mississauga buys you more square footage per dollar, newer stock, no municipal land transfer tax and better highway access, at the cost of a longer commute and a more car-dependent daily life. Svetlana works both sides of the boundary and will give you the honest comparison.
Two markets, one honest comparison.
Tell Svetlana your budget and your commute, and she will tell you which side of the boundary actually serves you better.