37 Primrose Ave
37 Primrose Ave is in Mimico-Queensway. It added a garden suite in 2025 and 557 homes and shops is under appeal 173 m away.
Data as of Nov 10, 2026 · Every item lists its source
- Added a garden suite (completed Dec 2025).
- 557 homes and shops is under appeal, 173 m away.
- Assaults in Mimico-Queensway were above the Toronto rate in 2025.
01What’s planned near 37 Primrose Ave
4 planning proposals within 250 m (about a 3‑minute walk): four in progress. That's more than at most Toronto addresses (the typical address has 1).
In progress
- 1Subdivision2407 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 and how to comment - 2557 homes and shops2407 Lake Shore Blvd W · 173 m awayRezoning: a request to change the Official Plan or zoning so something new can be built557 homes34,975 m² of floor space
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 and how to comment - 3New house182 Queens Ave · 239 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 Mar 23, 2021. It has been appealed to the Toronto Local Appeal Body (TLAB), which will hold its own hearing and make the final decision.
To construct a new detached dwelling with an attached garage.Appealed to the Toronto Local Appeal Body on Apr 19, 2021. Status: decision issued.
File A0141/20EYK · submitted Apr 22, 2020 · look it up on the City’s Application Information Centre
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.
02Street work near 37 Primrose Ave
3 City road or sidewalk projects are planned within 500 m. The closest: road resurfacing on Burlington St, Lake Shore Blvd to Cavell Ave (Etbk), Q2 to Q4 2026.
Source: City of Toronto Road Reconstruction, Road Resurfacing and Sidewalk Construction programs (planned work within 500 m), and Utility Cut Permits. Dates are the City’s plan and can move. “Carried over” means the work was due earlier and is still listed.
03Safety near 37 Primrose Ave
Police recorded 109 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 39). The table compares the neighbourhood's rates with Toronto's.
| Major crime | Near this addresswithin 500 m, last 12 months | Mimico-Queensway compared with Torontorate per 100,000 residents, 2025 | |
|---|---|---|---|
| Assaults | 64 near this address | 448% higher4,209 vs 768 per 100,000 | |
| Thefts over $5,000 | 5 near this address | About the same66 vs 61 per 100,000 | |
| Car thefts | 19 near this address | About the same224 vs 225 per 100,000 | |
| Break-ins | 15 near this address | 30% lower133 vs 190 per 100,000 | |
| Robberies | 6 near this address | 47% lower42 vs 79 per 100,000 | |
Source: Toronto Police Service Public Safety Data Portal, Major Crime Indicators (Oct 3, 2025 to Sep 30, 2026) and Neighbourhood Crime Rates. Reported incidents only; police place each incident at the nearest intersection. Five-year trends for Mimico-Queensway
Traffic safety
3 collisions killed or seriously injured someone within 500 m since 2021; 2 involved pedestrians, 1 involved cyclists and 1 was fatal. Most were on Lake Shore Blvd W and Superior Ave. Mimico-Queensway ranks 9th in Toronto for these collisions per resident.
- Lake Shore Blvd W at Burlington St · Driver and pedestrian, seriously injured · Dec 22, 2025 · 408 m
- Lake Shore Blvd W at Superior Ave · Cyclist, seriously injured · Mar 30, 2023 · 178 m
- Lake Shore Blvd W at Superior Ave · Driver and pedestrian, killed · Mar 31, 2022 · 177 m
Source: Toronto Police Service, collisions in which someone was killed or seriously injured (since 2021, within 500 m); City of Toronto School Safety Zones and Traffic Calming Database.
Other crimes near this address
| Last 12 months | Within 500 m | Mimico-Queensway, per 100,000 residents | Compared with other neighbourhoods |
|---|---|---|---|
| Shootings and firearm discharges | 0 | 0 | Lower than most |
| Bicycle thefts | 6 | 41 | Higher than most |
| Thefts from vehicles | 5 | 205 | About typical |
Toronto Police Service: Shootings and Firearm Discharges, Bicycle Thefts and Theft From Motor Vehicle, June 2025 to June 2026. Police place each incident at the nearest intersection.
04Getting around from 37 Primrose Ave
The nearest subway station is Old Mill Station (Line 2), 3.9 km away. Within a 5‑minute walk there are 6 TTC stops served by the 507 and 501 streetcars and the 76 and 80 buses, with about 1,434 departures on a typical weekday. The nearest GO train station is Mimico GO, 0.6 km away, with 74 train stops on a weekday.
Source: TTC · Line 2 · too far to walk
Source: GO Transit · 74 train stops on a weekday
TTC and GO Transit schedules for a typical weekday (Nov 11, 2026). Walking times are estimates. Bike Share Toronto station data; City of Toronto Cycling Network and Permit Parking Areas.
How reliable are your routes?
| Route | Delays reported | Per 1,000 trips | Compared with other TTC routes |
|---|---|---|---|
| 507 | 464 | 5.9 | more than most routes |
| 76 | 221 | 1.8 | fewer than most routes |
| 501 | 2,049 | 10.7 | more than most routes |
| 80 | 211 | 4.2 | about typical |
TTC Bus and Streetcar Delay Data, September 2025 to September 2026: incidents the TTC logged as delaying service. Per 1,000 trips uses each route’s weekday schedule, so busy routes aren’t penalized for running more vehicles. A typical route: 4.0.
Charging and bike parking
- EV charging: 2390 Lake Shore Blvd W
City-run (On-Street): 1 Level 2 port. Next: 2300 Lakeshore Blvd W, 545 m.198 m
City of Toronto: City-operated EV charging stations (private chargers aren’t included); indoor bike stations, shown within 1.5 km.
05Schools and child care near 37 Primrose 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. Private schools within 1 km: Phoenix Montessori School, Oak Learners. Source: Ontario Ministry of Education (2026), EQAO results.
Within 500 m (about a 6‑minute walk): six licensed child care centres and two EarlyON centres.
Last health inspection Jan 21, 2026: pass.
Last health inspection Feb 4, 2026: pass.
Source: City of Toronto Licensed Child Care Centres, EarlyON Child and Family Centres, and ChildCareSafe (Toronto Public Health inspections).
06Parks, trees and libraries near 37 Primrose Ave
There are 5 parks and 3 playgrounds within 500 m. The nearest pool is Amos Waites Park, 243 m away.
Parks and community centres within 500 m
- Amos Waites Park · outdoor ping pong/table tennis, playground, washroom · 2441 Lake Shore Blvd W · 243 m
- Stanley Avenue Park · playground · 55 Station Rd · 258 m
- Queens Avenue Parkette · playground · 94 Superior Ave · 275 m
- Superior Park · 1 Y Superior Ave · 333 m
- John English Community School · 95 Mimico Ave · 424 m
Pools, courts and more
Also nearby
Source: City of Toronto Parks and Recreation Facilities, Registered Programs and Drop-In Programs, Tennis Courts, Outdoor and Indoor Ice Rinks, Washroom Facilities, Off-Leash Areas, Street Tree Data; Toronto Public Health SwimSafe and Beach Water Quality; Toronto Public Library branches.
Park space
Park projects nearby
- Amos Waites Park Pool Replacement
The City is replacing the outdoor pool with a new accessible pool and deck. The existing change rooms will be renovated to include universal changing facilities and an accessible washroom. Construction starts on September 10, 2026, in coordination with early seasonal closures of the outdoor washroom and splash pad. Construction is expected to be complete in fall 2027.In progress · 182 m - New Parks Near Portland Street & Audley Street
Two new parks are coming to the Mimico-Queensway neighbourhood as a result of mixed-use development projects.In progress · 543 m - Miles Road End Parkette Improvements
The City is improving Miles Road End Parkette with a new pathway, seating and game table.In progress · 716 m - Coronation Park-Etobicoke Building Improvements
The City is improving the heritage building in Coronation Park-Etobicoke, formerly Mimico Train Station.In progress · 716 m - Grand Avenue Park Expansion
The City is expanding Grand Avenue Park by 2.5 hectares.In progress · 757 m
City of Toronto: Green Spaces (parks, natural areas and conservation land; hydro corridors, golf courses, cemeteries and road verges aren’t counted); Park and Recreation Facility Projects within 1.5 km.
07The building at 37 Primrose Ave
There are no building orders, heritage listing or short-term rental registration on record for 37 Primrose Ave. Here is what the City does have.
Source: Building Permits · 5 on record
- Zoning, opened Dec 24, 2025: closed
Source: Municipal Licensing and Standards investigations · complaints and the City’s follow-up
Permit history: 2 projects from 5 permits
- Other(SR) · permit issued · issued Jul 24, 2025
Proposal to install rooftop solar panels. · Permit 25 177162 - Garden suiteNew home · completed Dec 10, 2025
New 2-Storey garden suite w/ full basement, basement walkout, and porch · 4 permits in this project (such as building, plumbing and heating) · Permit 24 163539
The lot
Measured from the City’s property boundary map. It’s compiled from records of varying age, so treat these as approximate; a survey is the legal measure.
Green roof and solar permits
No green roof or solar hot water permits at this address. Within 500 m: 1 with a green roof.
City of Toronto Building Permits: Green Roofs, and Solar Hot Water Heaters.
08What can be built at 37 Primrose Ave
RM (Residential Multiple Dwelling) zoning allows houses, townhouses and small apartment buildings. The numbers below are the main limits; the full rules depend on the lot.
Source: Zoning By-law 569-2013, chapter 10
Source: Zone label (d)
Source: Zone label (x)
Special areas
Source: City of Toronto Zoning By-law 569-2013 (zone, height and lot coverage overlays), Heritage Conservation Districts, Major Transit Station Areas, Secondary Plans and Archaeological Potential. This is a summary, not a zoning review. Read the by-law and see the City’s map.
09Around 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.
En Vogue Hair Salon & Spa (salon or personal services), Auto Body Stars (auto repair or garage).
Homes in City-backed affordable housing projects that are approved or under way.
The City requires most demolished rental homes to be replaced at similar rents.
Affordable housing projects within 500 m (1)
| Address | Stage | Affordable homes | Distance |
|---|---|---|---|
| 17 Norris Cres | Early planning | 33 | 409 m |
Rental demolitions approved within 500 m (1)
- 2491 Lake Shore Boulevard West · 8 rental homes to be demolished, 8 replaced · 227 m · approved Apr 23, 2025 · City report
Source: Affordable Housing Pipeline, Rental Housing Demolition and Conversion applications, 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 8, 2026). Confidential shelter locations are not published.
Traffic on your street
There’s no recent count on this street. The nearest, on a similar street:
City of Toronto Transportation Services: speed, volume and classification counts since 2016.
Parking tickets on this block
139 tickets in 2025 on Primrose Ave between numbers 0 and 87: 105 for parking without a permit, 12 for unpaid parking.
City of Toronto Parking Tickets, 2025. Placed by the street address the officer recorded.
Main street business area
Mimico By The Lake BIA, about 70 m away. Business Improvement Areas are local business associations that run street events and improvements.
City of Toronto Business Improvement Areas, within 400 m.
What neighbours report to 311
In the last 12 months, 5,329 service requests came from postal area M8V, which includes 37 Primrose Ave. The most common:
| Property standards | 271 | |
| Damaged bin lids | 260 | |
| Injured wildlife | 259 | |
| Moving motor vehicle noise | 147 | |
| Tree pruning | 144 | |
| Dead wildlife pickup | 139 |
City of Toronto 311 Service Requests, October 2025 to October 2026. 311 publishes only the first three characters of the postal code, so this covers the wider postal area. Counts reflect how often people call as well as how often problems happen.
10Risks and environment at 37 Primrose Ave
Source: TRCA Regulation mapping 2025
Source: Non Regulated Lead Sample · 202 tests, Mar 24, 2014 to Sep 7, 2026
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.
11The neighbourhood: Mimico-Queensway
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.
Rents aren't published for single neighbourhoods. Across Etobicoke (the former City of Etobicoke), a two-bedroom in a purpose-built rental building averaged $2,031 a month in October 2025, up 4% from a year earlier. The Toronto average was $2,055. The vacancy rate was 2.1%. These averages include long-term tenants; new listings usually cost more.
| Average rent, October 2025 | Etobicoke | Change in a year | 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, Etobicoke (the former City of Etobicoke). CMHC doesn’t publish rents for single neighbourhoods. Adapted by My Address in Toronto.
How Mimico-Queensway compares with the rest of Toronto →