22 Larchmount Ave
22 Larchmount Ave is in South Riverdale. It's inside a TRCA flood hazard area and there are 2 planning proposals within 250 m. Streetcars stop 255 m away.
Data as of Nov 9, 2026 · Every item lists its source
- Inside a TRCA flood or shoreline hazard area: ask about flood insurance.
- A public hearing on Dec 2 about a garage or parking at 111 Caroline Ave, 210 m away.
- Break-ins and thefts over $5,000 in South Riverdale were above the Toronto rate in 2025.
- Streetcars 501 and 503 stop 255 m away; the nearest subway is 2.4 km.
- The nearest elementary school is Bruce Public School, 103 m away.
- Nothing is on record for the building itself: no permits, orders or heritage listing.
01What’s planned near 22 Larchmount Ave
2 planning proposals within 250 m (about a 3‑minute walk): two in progress. That's about typical for Toronto (the typical address has 1).
In progress
- 1New house65 Caroline Ave · 100 m awayCommittee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment refused it on Nov 17, 2021. It has been appealed to the Toronto Local Appeal Body (TLAB), which will hold its own hearing and make the final decision.
To alter the existing two-storey semi-detached dwelling by constructing a rear ground floor deck with a wood privacy screen.File A0749/21TEY · submitted Jun 4, 2021 - 2Garage or parking111 Caroline Ave · 210 m awayCommittee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
A public hearing is set for Dec 2, 2026 at 9:30 a.m. Neighbours can send comments or speak at the hearing.
To construct a new one-storey detached ancillary building (containing a one-car garage), in the rear yard, abutting the laneway.File A0744/26TEY · submitted Oct 23, 2026
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 22 Larchmount Ave
Police recorded 91 major crimes within 500 m of this address from Oct 2025 to Sep 2026. That's more than at most Toronto addresses (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 | South Riverdaleper 100,000 residents, 2025 | Torontoper 100,000 residents, 2025 |
|---|---|---|---|
| Assaults | 61 | 829 | 768South Riverdale is about the same |
| Break-ins | 13 | 265 | 190South Riverdale is higher |
| Car thefts | 10 | 217 | 225South Riverdale is about the same |
| Robberies | 5 | 69 | 79South Riverdale is about the same |
| Thefts over $5,000 | 2 | 88 | 61South Riverdale is higher |
Thick bar: South Riverdale. 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 South Riverdale
03Getting around from 22 Larchmount Ave
The nearest subway station is Donlands Station (Line 2), 2.4 km away. Within a 5‑minute walk there are 8 TTC stops served by the 503 and 501 streetcars and the 83 and 31 buses, with about 2,511 departures on a typical weekday. The nearest GO train station is Danforth GO, 4.0 km away, with 88 train stops on a weekday.
Source: TTC · Line 2 · too far to walk
Nearest stop: Queen St East at Caroline Ave.
Nearest stop: Queen St East at Jones Ave.
Source: GO Transit · 88 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 22 Larchmount 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): one licensed child care centre and one EarlyON centre.
51 Larchmount Ave · 151 spaces · toddler, preschool, kindergarten, school age · in the $10-a-day program · fee subsidies
51 Larchmount Ave · 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 22 Larchmount 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 more than at most Toronto addresses (the typical address has 2).
Houses that rent individual rooms with shared kitchens or bathrooms. The City licenses them to enforce safety standards.
Shoppers Drug Mart (take-out or food shop), Agrarian Kitchen (take-out or food shop), Baby Fridays (salon or personal services), and 16 more.
SA New Hope Leslieville (406 m), SVDP Amelie House (498 m).
All new business licences in South Riverdale (19)
- Shoppers Drug Mart · Take-out or food shop · 661 Queen St E · 1455 m · licensed Dec 4, 2026
- Agrarian Kitchen · Take-out or food shop · 20 Logan Ave · 804 m · licensed Nov 6, 2026
- Baby Fridays · Salon or personal services · 401 Logan Ave · 908 m · licensed Nov 6, 2026
- Hello Gorgeous Aesthetics · Salon or personal services · 20 Leslie St · 331 m · licensed Nov 5, 2026
- Soy Boys · Restaurant or bar · 1056 Queen St E · 362 m · licensed Oct 29, 2026
- The Vintage Hall · Second-hand shop · 754 Queen St E · 1168 m · licensed Oct 8, 2026
- Chula Taverna Mexicana · Restaurant or bar · 1058 Gerrard St E · 1037 m · licensed Oct 6, 2026
- Ruska's Bakery & Café · Restaurant or bar · 1276 Queen St E · 556 m · licensed Oct 1, 2026
- Good Market Thrift Store · Second-hand shop · 912 Queen St E · 701 m · licensed Oct 1, 2026
- Royal Hakka & Sizzler · Restaurant or bar · 1056 Gerrard St E · 1049 m · licensed Sep 29, 2026
- Shirley Liang Tattoos · Salon or personal services · 20 Leslie St · 331 m · licensed Sep 22, 2026
- Heartspace By Alexia · Salon or personal services · 20 Leslie St · 331 m · licensed Sep 17, 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 22 Larchmount Ave
TRCA's maps show this address is inside an area that could flood in a major storm (TRCA plans for a storm like Hurricane Hazel in 1954) or along the lake shore. Ask about flood insurance, and expect extra approvals for building work. It is inside TRCA's regulated area, so additions, grading or other work may need a TRCA permit. Basement flooding from overloaded sewers can still happen anywhere in the city.
Source: TRCA Regulation mapping 2025
In postal area M4M, 10 of 405 home tap-water samples (2.5%) tested above Ontario's limit for lead (10 micrograms per litre). Across Toronto, 2.0% of samples did, so M4M is about the same as the city overall. Health Canada recommends a stricter limit of 5 micrograms per litre: 23 samples here (5.7%) 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 · 405 tests, Jan 8, 2014 to Oct 5, 2026
Air Quality Health Index from Environment and Climate Change Canada's Toronto Downtown station, 5.4 km away, measured 9:00 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: South Riverdale
South Riverdale had 27,815 residents in 2021. The median household income was $100,000, higher than the typical Toronto neighbourhood ($85,000). 43% of households rent (typical neighbourhood: 46%). 34% of renters spend 30% or more of their income on housing. 25% of workers commuted by transit and 22% walked or cycled (typical neighbourhood: 26% and 5%). The most common first languages other than English and French are Cantonese (7.9%), Mandarin (3.8%) and Vietnamese (2.0%). Source: 2021 Census; the next census was taken in 2026.
Rents aren't published for single neighbourhoods. Across central Toronto (the old City of Toronto, before the 1998 amalgamation), a two-bedroom in a purpose-built rental building averaged $2,457 a month in October 2025, up 6% from a year earlier. The Toronto average was $2,055. The vacancy rate was 3.2%. These averages include long-term tenants; new listings usually cost more.
| Average rent, October 2025 | Central Toronto | Change in a year | Toronto |
|---|---|---|---|
| Studio | $1,526 | +2% | $1,499 |
| 1 bedroom | $1,914 | +4% | $1,763 |
| 2 bedrooms | $2,457 | +6% | $2,055 |
| 3 bedrooms or more | $3,195 | 0% | $2,361 |
Source: CMHC, Rental Market Survey (October 2025), purpose-built rental apartments, central Toronto (the old City of Toronto, before the 1998 amalgamation). CMHC doesn’t publish rents for single neighbourhoods. Adapted by My Address in Toronto.
How South Riverdale compares with Toronto’s 158 neighbourhoods →Archive photos from near this address: myaddressintoronto.com/address/22-larchmount-ave#sec-history
