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Dovercourt-Wallace Emerson-Junction · Toronto

$1,099,901

The scan

The play: Turnkey income

Property combines ground-floor convenience store with 3-bedroom apartment, offered as 'turnkey business with residential income in one.'

Tenanted and legal from day one, so the upside sits in the rent roll instead of the shovel.

  • Lot 8.0 m x 20.1 m (26'-2" x 66'-0")
  • Detached
TESA ScanZoning

The by-law's answer for this lot

We resolved this parcel's zoning, the site-specific exceptions registered against it, and the building forms the by-law permits without a rezoning. Every number below traces to by-law text we hold on file, and we re-check it against the City's register nightly.

Zone

R (d0.6) (x739)

Site exception

Exception 739, with parts of it still to confirm

As-of-right form

Detached houseplex, 6 unitsAs-of-right (building permit)

As-of-right envelope

123 m² (1,323 ft²)

Severance

Not supported on this lotA split would leave roughly 4.0 m (13'-1") of frontage per lot, short of what this zone allows.

Still to verify on this parcel

None of these can be settled from records alone. Any one of them changes what this lot can hold.

  • Whether an apartment building could be argued here, which the by-law does not allow without a rezoning
  • The front yard setback is averaged against the neighbouring houses, so it depends on buildings that have to be measured on site
  • Which lot coverage rule governs here, which sets how much of the lot the buildings can sit on
  • The maximum building depth on this lot, which sets how far back the house can go
  • Lot dimensions and area against a current survey, not the listing sheet

And more, depending on what the site turns up.

Have TESA check this lot properly

Zoning scan 2026-08-28

TESA ScanBuildability

A quick pass over the mapped layers, kept here for comparison. Where it disagrees with the zoning answer above, go with the zoning answer.

What you are buying, and what is left unused

The building is the asset here, so the numbers lead with what it costs per existing foot and per unit. The as-of-right envelope follows as unused permission: where it runs well ahead of what is standing, there is room to add without buying more land.

Lot area

161 m² (1,729 ft²)Calculated from the listed frontage and depth.

Storeys

4

Height limit

13 m (42.7 ft)

Existing floor area

1,500 to 2,000 ft²

Permitted envelope

Not available for this lot

Zone

R

The zoning label carries a density figure, but floor space index does not apply to a detached or semi-detached houseplex (By-law 648-2025). No lot-coverage cap resolved here either, so quoting an envelope would mean applying a standard that does not govern this building type. What actually caps the building is setbacks and building depth, which a TESA scan resolves from the by-law.

Add a garden suite

By-law 849-2025 s.11

A garden suite is a separate allowance, not counted into the main building's floor area. Its own cap is 60 m² over one storey or 120 m² over two. With a suite on the lot, coverage follows one of two by-law options, and which one is the applicant's choice.

Garden suite: 120 m² (1,292 ft²), 6.3 m tall, 7.5 m from the main building

Option A · all buildings at 45%

Main building
49 m² (529 ft²)
Main plus suite
169 m² (1,821 ft²)

Option B · main on the overlay, ancillary at 20%

Main building
Not available for this lot
Main plus suite
Not available for this lot

The main building has no coverage cap under Option B here, so its size is set by setbacks rather than a percentage.

At this lot size the suite would not stay smaller than the main building, which the by-law requires. The suite would need to shrink.

The rest of this listing

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Listing courtesy of HOMELIFE LANDMARK REALTY INC..

This information is provided by the Toronto Regional Real Estate Board through PropTx and is deemed reliable but is not guaranteed accurate by PropTx.

The information provided herein must only be used by consumers that have a bona fide interest in the purchase, sale, or lease of real estate and may not be used for any commercial purpose or any other purpose.

Listing updated Aug 21, 2026, 4:53 PM ET · Source: Toronto Regional Real Estate Board