8 Primrose Ave
8 Primrose Ave is in Mimico-Queensway. It's outside TRCA flood hazard areas and there are 7 planning applications nearby (six under appeal, one approved).
Data as of Nov 8, 2026 · Every item lists its source
- Outside TRCA flood hazard areas.
- 7 planning applications within 250 m: six under appeal, one approved.
01What’s planned near 8 Primrose Ave
7 active planning applications within 250 m (about a 3-minute walk): six under appeal, one approved. That's more than at most Toronto addresses (the typical address has 1).
In progress
- 1Official Plan / Rezoning2407 Lake Shore Blvd W and 2 more addresses · 113 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 and how to commentAll 3 addresses
2407 Lake Shore Blvd W · 2405 Lake Shore Blvd W · 2409-2411 Lake Shore Blvd W
- 2Subdivision2407 Lake Shore Blvd W and 2 more addresses · 113 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 commentAll 3 addresses
2407 Lake Shore Blvd W · 2405 Lake Shore Blvd W · 2409-2411 Lake Shore Blvd W
Decided recently
- 3Minor variance2502 Lake Shore Blvd W · 204 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
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 8 Primrose Ave
Police recorded 106 major crimes within 500 m from Oct 2025 to Sep 2026: 64 assaults, 16 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 | Near this addressreported within 500 m, last 12 months | Mimico-Queenswayper 100,000 residents, 2025 | Torontoper 100,000 residents, 2025 |
|---|---|---|---|
| Assaults | 64 | 4,209 | 768Mimico-Queensway is higher |
| Break-ins | 15 | 133 | 190Mimico-Queensway is lower |
| Car thefts | 16 | 224 | 225Mimico-Queensway is about the same |
| Robberies | 6 | 42 | 79Mimico-Queensway is lower |
| Thefts over $5,000 | 5 | 66 | 61Mimico-Queensway is about the same |
Thick bar: Mimico-Queensway. Thin grey bar: Toronto. Source: Toronto Police Service Public Safety Data Portal, Major Crime Indicators (Oct 1, 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
03Getting around from 8 Primrose Ave
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, 0.7 km away, with 74 train stops on a weekday.
Source: TTC · Line 2 · too far to walk
Nearest stop: Mimico Ave at Lake Shore Blvd West West Side.
Nearest stop: Lake Shore Blvd West at Mimico Ave.
Nearest stop: Lake Shore Blvd West at Superior Ave.
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.
04Schools and families near 8 Primrose Ave
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.
Share of students meeting the provincial standard; the red tick 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): five licensed child care centres, two EarlyON centres, no privately owned public spaces and no shelters or respite sites.
46 Mimico Ave · 36 spaces · toddler, preschool · in the $10-a-day program
2379 Lake Shore Blvd W · 42 spaces · preschool, school age · in the $10-a-day program · fee subsidies
5 Superior Ave · 26 spaces · toddler, preschool · in the $10-a-day program · fee subsidies
47 Station Rd · free programs for children up to 6 and their caregivers
95 Mimico Ave · free programs for children up to 6 and their caregivers
Source: 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.
05The building at 8 Primrose Ave
Source: Building Construction/Demolition Violations
0 building permits in the last 5 years. Permits show work the City approved; they don't show work done without a permit.
Source: Building Permits · 1 on record
It isn't listed or designated on the City's Heritage Register.
Source: Heritage Register
Permit history: 1 project from 1 permit
- Underpinning and heating and cooling · pending cancellation · issued Jan 29, 2016
HVAC - Proposal to underpin and finish the basement and reconstruct the side basement walkout · Permit 15 177146
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.
Source: Short Term Rentals Registration, Multi-Tenant (Rooming) House Licences, and Business Licences and Permits (storefront types; owners’ personal names are never shown).
07Risks and environment at 8 Primrose 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 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.
Source: Non Regulated Lead Sample · 202 tests, Mar 24, 2014 to Sep 7, 2026
Air Quality Health Index from Environment and Climate Change Canada's Toronto Downtown station, 10.2 km away, measured 3:00 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.
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: 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.
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.
How Mimico-Queensway compares with Toronto’s 158 neighbourhoods →09Quick answers about 8 Primrose Ave
Is 8 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, as of Nov 8, 2026.
What is being built near 8 Primrose Ave?
There are 7 active planning applications within 250 metres (six under appeal, one approved). The closest is at 2407 Lake Shore Blvd W, 113 m away. Source: Development Applications; Committee of Adjustment Applications, as of Nov 8, 2026.
Has 8 Primrose Ave been renovated?
Yes. The City has 1 building permit on record, 0 in the last 5 years. Source: Building Permits, as of Nov 8, 2026.
Is 8 Primrose Ave a heritage property?
No. It isn't listed or designated on the City's Heritage Register. Source: Heritage Register, as of Nov 8, 2026.
How far is 8 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, as of Nov 8, 2026.
What schools are near 8 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, as of Nov 8, 2026.
How much crime is there near 8 Primrose Ave?
Police recorded 106 major crimes within 500 m from Oct 2025 to Sep 2026: 64 assaults, 16 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, as of Nov 8, 2026.
When is garbage day at 8 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, as of Nov 8, 2026.
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