528 Westmount Ave
528 Westmount Ave is in Oakwood Village. There are 2 planning proposals within 250 m.
Data as of Nov 10, 2026 · Every item lists its source
- Lead in tap-water samples is higher than average in postal area M6E.
01What’s planned near 528 Westmount 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
- 1Minor variance18 Preston Rd · 210 m awayCommittee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The hearing was postponed. A new date hasn't been published yet.
File A0081/26TEY · submitted Jan 28, 2026 · look it up on the City’s Application Information Centre - 2Minor variance13 Woodcroft Cres · 222 m awayCommittee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The hearing was postponed. A new date hasn't been published yet.
File A0595/26TEY · submitted Jul 30, 2026 · 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 528 Westmount Ave
1 City road or sidewalk project is planned within 500 m. The closest: road resurfacing on Branstone Rd, Ennerdale Rd to Thornton Ave, 2027.
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 528 Westmount Ave
Police recorded 48 major crimes within 500 m of this address from Oct 2025 to Sep 2026. That's about typical for Toronto (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 | Oakwood Village compared with Torontorate per 100,000 residents, 2025 | |
|---|---|---|---|
| Car thefts | 15 near this address | 11% lower200 vs 225 per 100,000 | |
| Assaults | 21 near this address | 16% lower647 vs 768 per 100,000 | |
| Break-ins | 8 near this address | 44% lower106 vs 190 per 100,000 | |
| Thefts over $5,000 | 2 near this address | 79% lower13 vs 61 per 100,000 | |
| Robberies | 2 near this address | 84% lower13 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 Oakwood Village
Traffic safety
2 collisions killed or seriously injured someone within 500 m since 2021; 1 was fatal. Most were on Rogers Rd and Lauder Ave. Oakwood Village ranks 74th in Toronto for these collisions per resident.
- Rogers Rd at Lauder Ave · Motorcyclist, seriously injured · Oct 1, 2025 · 474 m
- Dufferin St at Martin St · Motorcyclist, killed · Sep 24, 2022 · 73 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 | Oakwood Village, per 100,000 residents | Compared with other neighbourhoods |
|---|---|---|---|
| Shootings and firearm discharges | 0 | 5 | Lower than most |
| Bicycle thefts | 0 | 34 | About typical |
| Thefts from vehicles | 5 | 121 | Lower than most |
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 528 Westmount Ave
The nearest subway station is Cedarvale Station (Line 1), about a 22‑minute walk (1.4 km). Within a 5‑minute walk there are 7 TTC stops served by the 29 bus, with about 1,244 departures on a typical weekday. The nearest GO train station is Mount Dennis GO, 3.2 km away, with 66 train stops on a weekday.
Source: TTC · Line 1 · about 22 min walk
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. 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 |
|---|---|---|---|
| 29 | 970 | 9.1 | more than most routes |
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: 91 Via Italia
City-run (Green P): 12 Level 2 ports. Next: 168 Chiltern Hill Rd, 1.9 km.1.4 km
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 528 Westmount 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: Lycee Francais De Toronto, Balanced Education Network B.E.N. School. Source: Ontario Ministry of Education (2026), EQAO results.
Within 500 m (about a 6‑minute walk): three licensed child care centres and no EarlyON centres.
Last health inspection Feb 3, 2026: pass.
Last health inspection Feb 3, 2026: pass.
Last health inspection Sep 24, 2025: 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 528 Westmount Ave
There are 2 parks, 2 playgrounds and 1 community centre within 500 m. The nearest pool is Fairbank Memorial Park, 274 m away.
Parks and community centres within 500 m
- Fairbank Memorial Community Centre · wi-fi · 2213 Dufferin St · 224 m
- Fairbank Memorial Park · ball diamond, basketball court, playground · 2213 Dufferin St · 274 m
- Marble Hill Parkette · playground · 22 A Ennerdale Rd · 382 m
- Senator Peter Bosa Parkette · 725 Vaughan Rd · 561 m
- Charles Caccia Park · playground · 348 Nairn Ave · 597 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
- Beltline Trail Commemorative Stations
Two new interpretive installations are being added along the trail to commemorate the Belt Line Railway as a part of Toronto’s Heritage.In progress · 1.2 km - Cedarvale Park Playground Improvements
The City is improving the playground in Cedarvale Park as part of an ongoing program to enhance playgrounds and play spaces across the city.In progress · 1.2 km - New Park at 31 Innes Avenue
A new park is coming to 31 Innes Ave. Learn more about the project and how you can get involved. This project was previously called New Park at 177 Caledonia Road.In progress · 1.2 km - Oakwood-St. Clair Parks Plan
The Oakwood-St. Clair Parks Plan will guide short and long-term improvements to the park system in the Oakwood Avenue and St. Clair Avenue West neighbourhood.Complete · 1.4 km - York Beltline Trail Extension
The City is extending the York Beltline Trail. Learn more about the project and how you can get involved.In progress · 1.5 km
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 528 Westmount Ave
No building permits, building orders, by-law investigations, heritage listing or short-term rental registration on record for 528 Westmount Ave.
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.
08What can be built at 528 Westmount 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: Height overlay
Source: Zone label (d)
Source: Zone label (x)
Not inside a heritage conservation district, major transit station area, secondary plan or area of archaeological potential.
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 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.
Rose Hair Studio (salon or personal services).
The City requires most demolished rental homes to be replaced at similar rents.
Rental demolitions approved within 500 m (1)
- 632-652 Northcliffe Boulevard · 9 rental homes to be demolished, 11 replaced · 493 m · approved Jul 19, 2023 · 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
124 tickets in 2025 on Westmount Ave between numbers 478 and 578: 100 for parking without a permit, 19 for parking at prohibited times.
City of Toronto Parking Tickets, 2025. Placed by the street address the officer recorded.
What neighbours report to 311
In the last 12 months, 9,646 service requests came from postal area M6E, which includes 528 Westmount Ave. The most common:
| Damaged bin lids | 512 | |
| Property standards | 417 | |
| Road plowing | 299 | |
| Sidewalk snow clearing | 297 | |
| Amplified music or instrument noise | 241 | |
| Missing garbage bins | 225 |
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 528 Westmount Ave
Source: TRCA Regulation mapping 2025
Source: Non Regulated Lead Sample · 434 tests, Jan 13, 2014 to Oct 23, 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: Oakwood Village
Oakwood Village had 20,710 residents in 2021. The median household income was $77,000, about the same as the typical Toronto neighbourhood ($85,000). 50% of households rent (typical neighbourhood: 46%). 42% of renters spend 30% or more of their income on housing. 39% of workers commuted by transit and 8% walked or cycled (typical neighbourhood: 26% and 5%). The most common first languages other than English and French are Portuguese (7.9%), Spanish (6.7%) and Italian (4.9%). 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 Oakwood Village compares with the rest of Toronto →Archive photos from near this address: myaddressintoronto.com/address/528-westmount-ave#sec-history
