16 Syndicate Ave
16 Syndicate Ave is in Mount Dennis. There are 9 planning proposals within 250 m, including a 48‑storey building with 583 homes (under appeal).
Data as of Nov 9, 2026 · Every item lists its source
- A 48-storey building with 583 homes is under appeal, 66 m away (11 Hollis St and 6 more addresses).
- Buses 71 and 89 stop 137 m away; the nearest subway is 3.9 km.
- The nearest elementary school is Dennis Avenue Community School, 159 m away.
- Nothing is on record for the building itself: no permits, orders or heritage listing.
- Lead in tap-water samples is higher than average in postal area M6N.
01What’s planned near 16 Syndicate Ave
9 planning proposals within 250 m (about a 3‑minute walk): nine in progress. Some cover several addresses; each proposal is listed once. That's more than at 97% of Toronto addresses.
In progress
- 148-storey building · 583 homes11 Hollis St and 6 more addresses · 66 m awayRezoning: a request to change the Official Plan or zoning so something new can be built
It has been appealed to the Ontario Land Tribunal (formerly the OMB), which will make the final decision.
Proposed 48-storey residential building, comprising of a 6-storey base building with a 42-storey tower. The building will include a total of 583 dwelling units, 103 car parking spaces in three levels of underground parking, 585 bicycle…File 21 177934 WET 05 OZ · submitted Jun 30, 2021 · City record and how to commentAll 7 addresses
11 Hollis St · 13 Hollis St · 15 Hollis St · 17 Hollis St · 19 Hollis St · 21 Hollis St · 23 Hollis St
- 234-storey building · 365 homes15 Hollis St and 4 more addresses · 74 m awaySite plan: City review of the design and layout of a new building
City planners are reviewing it. Residents can comment before a decision is made.
Proposed 34-storey residential building, comprising of a 5-storey base building with a 29-storey tower. The building will include a total of 365 dwelling units, a gross floor area (GFA) of 23,813 square metres, resulting in a density of…File 21 232674 WET 05 SA · submitted Nov 1, 2021 · City record and how to commentAll 5 addresses
15 Hollis St · 17 Hollis St · 19 Hollis St · 21 Hollis St · 23 Hollis St
- 3Split the lot10 York Ave · 83 m awayCommittee of Adjustment · Consent: permission to split a lot or change property lines
The City has received it. A hearing date hasn't been set yet.
To obtain consent for technical severance of the property for the purpose of re-establishing two separate lots.File B0034/21EYK · submitted Jul 14, 2021
Development Applications and Committee of Adjustment Applications, City of Toronto. A proposal that covers several addresses is listed once. Decided: development files submitted in the last 4 years; Committee of Adjustment decisions in the last 2 years.
02Safety near 16 Syndicate Ave
Police recorded 54 major crimes within 500 m of this address from Oct 2025 to Sep 2026. That's about typical for Toronto (the typical address has 40). The table compares the neighbourhood's rates with Toronto's.
| Major crime | Near this addressreported within 500 m, last 12 months | Mount Dennisper 100,000 residents, 2025 | Torontoper 100,000 residents, 2025 |
|---|---|---|---|
| Assaults | 39 | 562 | 768Mount Dennis is lower |
| Break-ins | 3 | 125 | 190Mount Dennis is lower |
| Car thefts | 9 | 153 | 225Mount Dennis is lower |
| Robberies | 3 | 83 | 79Mount Dennis is about the same |
| Thefts over $5,000 | 0 | 14 | 61Mount Dennis is lower |
Thick bar: Mount Dennis. Thin grey bar: Toronto. Source: Toronto Police Service Public Safety Data Portal, Major Crime Indicators (Oct 2, 2025 to Sep 30, 2026) and Neighbourhood Crime Rates. Reported incidents only; police place each incident at the nearest intersection. Five-year trends for Mount Dennis
03Getting around from 16 Syndicate Ave
The nearest subway station is Runnymede Station (Line 2), 3.9 km away. Within a 5‑minute walk there are 18 TTC stops served by the 89, 71, 27, 35 and 32 buses, with about 6,515 departures on a typical weekday. The nearest GO train station is Mount Dennis GO, 0.3 km away, with 66 train stops on a weekday.
Source: TTC · Line 2 · too far to walk
Nearest stop: Weston Rd at York Ave, plus 8 more stops for these routes within 250 m.
Nearest stop: Eglinton Ave West at Weston Rd.
Nearest stop: Eglinton Ave West at Weston Rd East Side, plus 1 more stop for this route within 250 m.
Nearest stop: Mount Dennis Station.
Source: GO Transit · 66 train stops on a weekday
TTC and GO Transit schedules for a typical weekday (Nov 11, 2026). Walking times are estimates.
04Schools and child care near 16 Syndicate Ave
The closest public and Catholic schools. They may not be the ones assigned to this address; check with the Toronto District School Board (TDSB) or Toronto Catholic District School Board (TCDSB).
Elementary schools
Share of Grade 6 students meeting the provincial standard. Toronto: 87% reading, 54% math.
Secondary schools
Share of students who passed the Grade 10 literacy test on their first try. Toronto: 84%.
The red tick on each bar is the Toronto average. Source: Ontario Ministry of Education (2026), EQAO results.
Within 500 m (about a 6‑minute walk): three licensed child care centres and one EarlyON centre.
17 Dennis Ave · 136 spaces · infant, toddler, preschool, kindergarten, school age · in the $10-a-day program · fee subsidies
70 Guestville Ave · 71 spaces · kindergarten, school age · in the $10-a-day program · fee subsidies
1234 Weston Rd · 98 spaces · infant, toddler, preschool · in the $10-a-day program · fee subsidies
1234 Weston Rd · free programs for children up to 6 and their caregivers
Source: City of Toronto Licensed Child Care Centres and EarlyON Child and Family Centres.
05The building at 16 Syndicate Ave
No building permits, building orders, heritage listing or short-term rental registration are on record for this address. About 90% of Toronto addresses also had none in the last 5 years.
06Around the block
Stays of less than 28 days, like Airbnb. That's about typical for Toronto (the typical address has 2).
Houses that rent individual rooms with shared kitchens or bathrooms. The City licenses them to enforce safety standards.
Rizq Motors (auto repair or garage), Fincsi Bufe (take-out or food shop), Foot Print Auto (auto repair or garage), and 4 more.
All new business licences in Mount Dennis (7)
- Rizq Motors · Auto repair or garage · 1359 Weston Rd · 1041 m · licensed Nov 1, 2026
- Fincsi Bufe · Take-out or food shop · 1205 Weston Rd · 378 m · licensed Oct 19, 2026
- Foot Print Auto · Auto repair or garage · 1359 Weston Rd · 1041 m · licensed Oct 16, 2026
- Haque Transport Services · Auto repair or garage · 1359 Weston Rd · 1041 m · licensed Oct 8, 2026
- Yorda Variety Store · Take-out or food shop · 55 Emmett Ave · 1225 m · licensed Oct 7, 2026
- Mount Dennis Coin Laundry · Laundromat or dry cleaner · 1217 Weston Rd · 436 m · licensed Oct 6, 2026
- Carolina Beauty Centre · Salon or personal services · 1172A Weston Rd · 267 m · licensed Aug 31, 2026
Source: Short Term Rentals Registration, Multi-Tenant (Rooming) House Licences, Business Licences and Permits (storefront types; owners’ personal names are never shown), POPS, and Daily Shelter Occupancy (Nov 6, 2026). Confidential shelter locations are not published.
07Risks and environment at 16 Syndicate Ave
TRCA's maps show this address is outside the areas that could flood from rivers in a major storm (TRCA plans for a storm like Hurricane Hazel in 1954) and outside lake shoreline hazards. Basement flooding from overloaded sewers can still happen anywhere in the city.
Source: TRCA Regulation mapping 2025
In postal area M6N, 17 of 306 home tap-water samples (5.6%) tested above Ontario's limit for lead (10 micrograms per litre). Across Toronto, 2.0% of samples did, so M6N is higher than the city overall. Health Canada recommends a stricter limit of 5 micrograms per litre: 21 samples here (6.9%) were above it. These are voluntary tests, mostly from older homes, so they don't tell you about this house. Lead comes from old pipes and plumbing, not the City's treatment plants. If your home was built before the mid-1950s, you can get a free test kit by calling 311.
Source: Non Regulated Lead Sample · 306 tests, Jan 14, 2014 to Aug 13, 2026
Air Quality Health Index from Environment and Climate Change Canada's Toronto West station, 7.2 km away, measured 8:00 AM EST Monday 9 November 2026. Forecast high for the next 24 hours: 2 (low risk). The scale runs from 1 to 10+; 1 to 3 is low risk.
Source: Environment and Climate Change Canada · hourly
TRCA mapping is for screening, not site-specific decisions. Lead results are voluntary samples from homes in the postal area, not this address.
08The neighbourhood: Mount Dennis
Mount Dennis had 13,055 residents in 2021. The median household income was $70,500, lower than the typical Toronto neighbourhood ($85,000). 52% of households rent (typical neighbourhood: 46%). 38% of renters spend 30% or more of their income on housing. 31% of workers commuted by transit and 4% walked or cycled (typical neighbourhood: 26% and 5%). The most common first languages other than English and French are Spanish (8.8%), Portuguese (7.7%) and Vietnamese (4.4%). Source: 2021 Census; the next census was taken in 2026.
Rents aren't published for single neighbourhoods. Across York (the former City of York), a two-bedroom in a purpose-built rental building averaged $2,067 a month in October 2025, up 2% from a year earlier. The Toronto average was $2,055. The vacancy rate was 3.3%. These averages include long-term tenants; new listings usually cost more.
| Average rent, October 2025 | York | Change in a year | Toronto |
|---|---|---|---|
| Studio | $1,381 | 0% | $1,499 |
| 1 bedroom | $1,706 | +2% | $1,763 |
| 2 bedrooms | $2,067 | +2% | $2,055 |
| 3 bedrooms or more | $2,547 | -6% | $2,361 |
Source: CMHC, Rental Market Survey (October 2025), purpose-built rental apartments, York (the former City of York). CMHC doesn’t publish rents for single neighbourhoods. Adapted by My Address in Toronto.
How Mount Dennis compares with Toronto’s 158 neighbourhoods →Archive photos from near this address: myaddressintoronto.com/address/16-syndicate-ave#sec-history
