32 Primrose Ave
32 Primrose Ave is in Mimico-Queensway. It's outside TRCA flood hazard areas and there are 3 planning applications nearby (two under appeal, one approved).
Data as of Nov 8, 2026 · Every item lists its source
- Outside TRCA flood hazard areas.
- 3 planning applications within 250 m: two under appeal, one approved.
04The building
0 building permits in the last 5 years. Permits show work the City approved; they don't show work done without a permit.
It isn't listed or designated on the City's Heritage Register.
Permit history: 1 project from 2 permits
- Addition(s) · inspection · issued Jan 15, 2008
third floor addition as approved by c/o/a 292/07 NOTE: Permit returned to me on Mon. Nov. 12, 07. If permit is no longer cancelled, then time frames should begin from November's date. SD. · 2 permits in this project (such as building, plumbing and heating) · Permit 07 252296
05Risks and environment
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.
In postal area M8V, 1 of 202 home tap-water samples (0.5%) tested above Ontario's limit for lead (10 micrograms per litre). Across Toronto, 2.0% of samples did, so M8V is lower than the city overall. Health Canada recommends a stricter limit of 5 micrograms per litre: 3 samples here (1.5%) 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.
Air Quality Health Index from Environment and Climate Change Canada's Toronto Downtown station, 10.2 km away, measured 1:00 PM EST Sunday 8 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.
TRCA mapping is for screening, not site-specific decisions. Lead results are voluntary samples from homes in the postal area, not this address.
01What’s changing nearby
3 active planning applications within 250 m (about a 3-minute walk): two under appeal, one approved. That's about typical for Toronto (the typical address has 1).
- 12407 Lake Shore Blvd W · 173 m awayOfficial Plan / Rezoning: 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.
The proposed amendments to the City¿s Official Plan and Zoning By-laws would permit a development comprising approximately 35,200 square metres of residential gross floor area (about 557 units) and 368 square metres of retail space. The…File 21 235704 WET 03 OZ · submitted Nov 9, 2021 · City record - 22407 Lake Shore Blvd W · 173 m awaySubdivision: a request to divide land into new lots and streets
It has been appealed to the Ontario Land Tribunal (formerly the OMB), which will make the final decision.
Draft Plan of Subdivision in order to establish one mixed use development block (Block 1), one park block (Block 5) and new public road blocks (Blocks 2 and 3) in order to facilitate the proposed development.File 21 236099 WET 03 SB · submitted Nov 9, 2021 · City record - 32502 Lake Shore Blvd W · 228 m awayCommittee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment approved it on Oct 22, 2026.
To construct a new laneway suite.File A0291/26EYK · submitted Sep 8, 2026
4 homes within 250 m are registered with the City as short-term rentals (stays of less than 28 days, like Airbnb). That's about typical for Toronto (the typical address has 2).
No licensed rooming houses within 250 m.
No new storefront business licences within 250 m in the last 90 days.
Development Applications; Committee of Adjustment Applications; Short Term Rentals Registration.
06Safety
Police recorded 102 major crimes within 500 m from Oct 2025 to Sep 2026: 59 assaults, 17 car thefts, 15 break-ins, 6 robberies and 5 thefts over $5,000. Per resident, in Mimico-Queensway in 2025, assaults were above the Toronto rate; break-ins and robberies were below it. Police place each incident at the nearest intersection, so these figures describe the area, not this address.
| Major crime | Within 500 m, 12 months | Mimico-Queensway, per 100,000 (2025) | Toronto |
|---|---|---|---|
| Assaults | 59 | 4209 above Toronto | 768 |
| Break-ins | 15 | 133 below Toronto | 190 |
| Car thefts | 17 | 224 close to Toronto | 225 |
| Robberies | 6 | 42 below Toronto | 79 |
| Thefts over $5,000 | 5 | 66 close to Toronto | 61 |
Toronto Police Service Public Safety Data Portal: Major Crime Indicators (Oct 1, 2025 to Sep 30, 2026) and Neighbourhood Crime Rates. Includes reported incidents only.
03Getting around
The nearest subway station is Old Mill Station (Line 2), 4.0 km away. Within a 5-minute walk there are 6 TTC stops served by routes 76, 507, 501 and 80, with about 1,563 departures on a typical weekday. The nearest GO train station is Mimico GO, 0.6 km away, with 74 train stops on a weekday.
TTC and GO Transit schedules for a typical weekday (Nov 11, 2026). Walking times are estimates.
07Schools and community
These are the closest public and Catholic schools by distance. They may not be the schools assigned to this address: school boards set their own attendance areas, so check with the Toronto District School Board or Toronto Catholic District School Board.
- John English Junior Middle School · elementary · 388 mTDSB · Public · grades JK-8 · 795 students. Grade 6 provincial tests: 84% met the standard in reading and 60% in math (Toronto schools: 87% and 54%).
- St Leo Catholic School · elementary · 455 mTCDSB · Catholic · grades JK-8 · 405 students. Grade 6 provincial tests: 96% met the standard in reading and 73% in math (Toronto schools: 87% and 54%).
- David Hornell Junior School · elementary · 590 mTDSB · Public · grades JK-5 · 230 students
- Bishop Allen Academy Catholic Secondary School · secondary · 2.5 kmTCDSB · Catholic · grades 9-12 · 1,460 students. 94% passed the Grade 10 literacy test on the first try (Toronto schools: 84%).
- Lakeshore Collegiate Institute · secondary · 2.7 kmTDSB · Public · grades 9-12 · 650 students. 75% passed the Grade 10 literacy test on the first try (Toronto schools: 84%).
Private schools within 1 km: Phoenix Montessori School, Oak Learners.
Ontario Ministry of Education, School Information and Student Demographics (2026); test results are EQAO results reported by the Ministry.
Within 500 m (about a 6-minute walk): seven licensed child care centres, two EarlyON centres, no privately owned public spaces and no shelters or respite sites.
City of Toronto: Licensed Child Care Centres, EarlyON Child and Family Centres, POPS, and Daily Shelter Occupancy (Nov 6, 2026). Confidential shelter locations are not published.
08Your neighbourhood
See the full Mimico-Queensway neighbourhood page, with rankings →
Mimico-Queensway had 17,045 residents in 2021. The median household income was $84,000, about the same as the typical Toronto neighbourhood ($85,000). 47% of households rent (typical neighbourhood: 46%). 40% of renters spend 30% or more of their income on housing. 22% of workers commuted by transit and 5% walked or cycled (typical neighbourhood: 26% and 5%). The most common first languages other than English and French are Polish (4.3%), Tibetan (3.4%) and Portuguese (2.4%). Source: 2021 Census; the next census was taken in 2026.
In October 2025, the average rent for a two-bedroom in a purpose-built rental building in Etobicoke was $2,031, up 4% from a year earlier. Across Toronto: $2,055. 2.1% of these apartments were vacant. These are averages paid by all tenants, including long-term ones, across a large area; new listings usually cost more.
| Average rent, October 2025 | Etobicoke | Change in a year | City of Toronto |
|---|---|---|---|
| Studio | $1,533 | +4% | $1,499 |
| 1 bedroom | $1,700 | +2% | $1,763 |
| 2 bedrooms | $2,031 | +4% | $2,055 |
| 3 bedrooms or more | $2,438 | +14% | $2,361 |
Source: CMHC, Rental Market Survey (October 2025), purpose-built rental apartments. Adapted by My Address in Toronto.
02City services
Next: November 10: garbage, green bin and yard waste. November 17: recycling and green bin. Green bin goes out every week; garbage and recycling alternate.
09Quick answers about 32 Primrose Ave
Is 32 Primrose Ave in a flood plain?
No. TRCA maps it outside river flood and lake shoreline hazard areas. Basement flooding from sewers can still happen anywhere. Source: TRCA Regulation mapping 2025.
What is being built near 32 Primrose Ave?
There are 3 active planning applications within 250 metres (two under appeal, one approved). The closest is at 2407 Lake Shore Blvd W, 173 m away. Source: Development Applications; Committee of Adjustment Applications.
Has 32 Primrose Ave been renovated?
Yes. The City has 2 building permits on record, 0 in the last 5 years. Source: Building Permits.
Is 32 Primrose Ave a heritage property?
No. It isn't listed or designated on the City's Heritage Register. Source: Heritage Register.
How far is 32 Primrose Ave from the subway?
The nearest station is Old Mill Station (Line 2), 4.0 km away. 6 TTC stops are within a 5-minute walk. Source: TTC and GO Transit schedules.
What schools are near 32 Primrose Ave?
The closest are John English Junior Middle School, St Leo Catholic School and Bishop Allen Academy Catholic Secondary School. These may not be the assigned schools; check with the school board. Source: Ontario Ministry of Education school information.
How much crime is there near 32 Primrose Ave?
Police recorded 102 major crimes within 500 m from Oct 2025 to Sep 2026: 59 assaults, 17 car thefts, 15 break-ins, 6 robberies and 5 thefts over $5,000. Per resident, in Mimico-Queensway in 2025, assaults were above the Toronto rate; break-ins and robberies were below it. Police place each incident at the nearest intersection, so these figures describe the area, not this address. Source: Toronto Police Service.
When is garbage day at 32 Primrose Ave?
Collection is on Tuesdays. Green bin goes out every week; garbage and recycling alternate weeks. The next garbage pickup is Nov 10, 2026. Source: Solid Waste Collection Schedule.
Answers are generated from the data on this page and update when the data changes.
10From the archives
No archive photos have been located within 250 metres yet.
Photo locations are matched from each photo’s title against City street and address data, so some may be off. Report a wrong location