Sixplex Zoning, Buyer Opportunities & The Neighbourhoods That Are Still Holding Strong
The Toronto real estate market is moving—but not in one direction. While overall sales remain sluggish, specific neighbourhoods are seeing steady demand and price resilience. In this July 2025 market update, we’ll break down the latest numbers, spotlight where buyers still have the upper hand, and unpack the city’s controversial sixplex vote and what it means for affordability, ownership, and the urban future.
🔢 The Numbers: June 2025 Market Recap
According to the most recent TRREB data:
Overall GTA Year-over-Year (YoY) Summary:
- Sales: 6,243 (↓ 2.4%)
- New Listings: 19,839 (↑ 7.7%)
- Active Listings: 31,603 (↑ 30.8%)
- Average Price (GTA): $1,101,691 (↓ 5.4%)
- Average DOM (days on market):
- LDOM: 26 days (↑ 30.0%)
- PDOM: 42 days (↑ 40.0%)
416 Area Breakdown – June 2025
| Property Type | Sales | Avg. Price | YoY Price Change |
|---|---|---|---|
| Detached | 794 | $1,641,868 | -6.5% |
| Semi-Detached | 160 | $1,278,434 | -0.4% |
| Townhouse | 240 | $957,805 | -5.3% |
| Condo Apt | 990 | $731,232 | -4.3% |
While Toronto is averaging 4.6 months of inventory, certain central condo-heavy areas like C12 are now sitting at 9.6 months, pushing us firmly into buyer’s market territory in those pockets.
📈 Where the Market Is Resilient
Despite these headline numbers, neighbourhoods in the east end and west end—particularly EO1, EO2, W2—are hovering near 50% sales-to-new-listings ratios with just 2.5 months of inventory. These areas continue to show strong fundamentals due to their location, livability, and family-friendly housing stock.
🏡 Under-the-Radar Neighbourhoods You Should Know
Some of the best opportunities right now exist in Toronto’s mid-west neighbourhoods that have been historically overlooked but are catching attention for their livability and value.
Oakwood Village
- Average price: $1.2M
- Positioned beside Humewood ($1.5M+) and Forest Hill ($3M)
- Same days-on-market, similar price-to-list ratios
- Great value for entry-level luxury buyers
Briar Hill
- Average price: $897K
- Located beside Forest Hill South
- Access to great public schools and multiple transit lines
- Two Crosstown LRT stations opening soon
Fairbank
- Average price: $1.05M
- 105% list-to-sale ratio, median 10 days on market
- Strong demand and upward momentum
Keelesdale
- Average price: $900K
- Three new LRT stops plus Mount Dennis GO & UP Express
- Long-term development hotspot
- Balanced mix of price and infrastructure investment
💸 Why $1M–$1.5M Is the Sweet Spot
Nearly 25% of home sales in June were between $1M–$1.5M. This price range reflects the purchasing power of dual-income millennials—Toronto’s largest active buyer demographic. With the CMHC insurance cap increased to $1.5M, this band is now even more accessible to middle-class families who’ve saved between $150K–$200K for down payments and closing costs.
🏘️ Sixplex Zoning: What Just Happened
In a major policy move, the City of Toronto voted to allow sixplexes—but only in select wards. Contrary to early headlines, this was not a citywide change. Neighbourhoods in Scarborough North, downtown, and the east end are included—but Etobicoke, North York, and York were excluded.
This limited rollout raises serious questions:
- Will Toronto still qualify for federal housing funds?
- Does this reinforce exclusivity in already expensive neighbourhoods?
- Should we be building rental-only, or encouraging small condo ownership as well?
There’s growing concern that small developers will snap up single-family homes to build rental sixplexes, making it even harder for families to buy homes in desirable neighbourhoods.
I support density—but I believe some of these projects should be condo-titled, giving people the opportunity to own, not just rent.
🔗 Want More?
📩 Get the full Market Watch PDF:
Email me at josh@realestateundertheradar.com
🎥 Watch my Oakwood Village tour:
[YouTube]
Eglinton West Guide:
✅ https://realestateundertheradar.ca/eglinton-west-guide/
📊 Download the official TRREB Market Watch report:
https://trreb.ca/market-news/market-watch
❓ FAQ: Toronto Real Estate Market – July 2025
Q: Is Toronto in a buyer’s market right now?
A: In some neighbourhoods—yes. Central condo-heavy areas are seeing higher inventory and lower sales activity. But in the east and west end, the market is still balanced.
Q: What does the new sixplex zoning law actually allow?
A: Select wards can now build up to six residential units on a single lot “as of right.” However, this does not apply across the entire city.
Q: Will sixplexes make homes more affordable?
A: It depends. If they’re built for ownership, they could help. If built purely for rental, they could drive up competition and reduce access to single-family homes for buyers.
Q: Where should buyers be looking right now?
A: Under-the-radar neighbourhoods like Oakwood Village, Briar Hill, Fairbank, and Keelesdale offer strong value, good schools, and excellent transit access.
Q: What price range offers the best value?
A: $1M–$1.5M is where the most action is. This range aligns with updated CMHC rules and the income levels of dual-income households in Toronto.
