28 MacPherson Ave
Toronto, Ontario M5R
A 3-storey, 17-unit private rental building built in 1930.
- Property manager
- Ipg Property Management
Reviews
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Issues & maintenance
Leaks, outages, repairs: dated reports from residents. None filed yet.
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City bylaw and health cases
6 bylaw investigations at this address since Jul 2025; 1 notice or order to comply.
A case starts with a complaint or an officer’s visit, so it is not a finding against the building. In a condo, a complaint about one unit is filed under the building’s address.
- Repairs and upkeep 5
- Not enough heat 1
- Aug 2026
Repairs and upkeepBylawOrder to comply · Sep 2026· Closed
- The sink is not connected to an adequate supply of potable, hot and cold running water. (open)
Case 26 228437 PRS 00 IV
- Aug 2026
Repairs and upkeepBylaw· Closed
Case 26 228201 PRS 00 IR
- Jun 2026
Repairs and upkeepBylaw· Closed
Case 26 187180 PRS 00 IR
- Jun 2026
Not enough heatBylaw· Closed
Case 26 172737 000 00 IR
- Jun 2026
Repairs and upkeepBylaw· Closed
Case 26 172736 000 00 IR
- Jul 2025
Repairs and upkeepBylaw· Closed
Case 25 197765 PRS 00 IR
Contains information licensed under the Open Government Licence – Toronto. Bylaw investigation activity (open cases, and those closed in the last two years) and residential health hazards.
City building permits
8 permits the City has issued at this address since 2000 - repairs, alterations and system work that needed one. Official records, not resident reports.
- Plumbing and drains 4
- Alterations 3
- Heating, cooling and ventilation 1
- Aug 2026
Plumbing and drains · Building Permit Related(PS) · Permit Issued
Plumbing - PROPOSED INTERIOR ALTERATIONS TO UNITS # 204 and # 305 AND REPLACE PLUMBING FIXTURES
Permit 26 221794 PLB
- Aug 2026
Alterations · Interior Alterations · Permit Issued
PROPOSED INTERIOR ALTERATIONS TO UNITS # 204 and # 305 AND REPLACE PLUMBING FIXTURES
Permit 26 221794 BLD · est. $50,000
- Jun 2026
Plumbing and drains · Building Permit Related(PS) · Permit Issued
Plumbing - PROPOSED INTERIOR ALTERATIONS TO UNITS # 102, 103 & 203
Permit 26 166693 PLB
- May 2026
Alterations · Interior Alterations · Permit Issued
PROPOSED INTERIOR ALTERATIONS TO UNITS # 102, 103 & 203
Permit 26 166693 BLD · est. $50,000
- May 2025
Plumbing and drains · Building Permit Related(PS) · Cancelled
Plumbing - Proposal for interior alterations to facilitate two additional studio's in an existing apartment building (total 16 dwelling units & 3 studio's); install hvac system and install plumbing fixtures & underground services.
Permit 25 163316 PLB
- May 2025
Heating, cooling and ventilation · Building Permit Related(MS) · Cancelled
HVAC - Proposal for interior alterations to facilitate two additional studio's in an existing apartment building (total 16 dwelling units & 3 studio's); install hvac system and install plumbing fixtures & underground services.
Permit 25 163316 HVA
Show 2 older permits
- May 2025
Plumbing and drains · Building Permit Related (DR) · Cancelled
Drain - Proposal for interior alterations to facilitate two additional studio's in an existing apartment building (total 16 dwelling units & 3 studio's); install hvac system and install plumbing fixtures & underground services.
Permit 25 163316 DRN
- May 2025
Alterations · Interior Alterations · Cancelled
Proposal for interior alterations to facilitate two additional studio's in an existing apartment building (total 16 dwelling units & 3 studio's); install hvac system and install plumbing fixtures & underground services.
Permit 25 163316 BLD · est. $900,000
Contains information licensed under the Open Government Licence – Toronto. Cleared permits and active permits. Contractors are named only on permits filed since 2017.
From City of Toronto open data
Neighbourhood
Living score
65/ 100
Each category is ranked against every other Toronto building on this site: 70 means better than 70% of them.
- Transit77
36.3 departures an hour at the morning peak within 500 m, on 5 routes. Nearest subway or LRT: Rosedale (1 Yonge-University Line), 360 m.
- Parks & trees68
18.3 ha of parkland within 800 m; nearest park 230 m. 537 street trees within 300 m.
- Cycling85
Within 1 km: 4.25 km of protected lanes, 4.65 km of bike lanes and trails, 1.65 km of shared routes. 5 Bike Share stations within 500 m.
- Schools nearby52
4 public or Catholic schools within 1 km (nearest: Cottingham Jr Public School, 330 m), plus 6 private. Distance only: being near a school does not mean being in its catchment.
- Daily amenities53
Within 1 km: 2 libraries, 0 community centres, 10 licensed child care centres.
- Road safety40
4 collisions with serious injury or death within 500 m, 2021–2025. Fewer scores higher.
What matters to you?
Change how much each category counts. The score above updates as you go; nothing is saved.
Map
Turn layers on and off to see what is around the building.
About 1.2 km around the building. Select anything on the map for details. Map data © OpenStreetMap contributors.
Also worth knowing
Shown for context. None of this is part of the living score.
Safety
Annex
- AssaultHigher than most
Higher than 85 of every 100 Toronto neighbourhoods (1.8× the city median).
- Break and enterAmong the highest
Higher than 90 of every 100 Toronto neighbourhoods (2.0× the city median).
- RobberyHigher than most
Higher than 80 of every 100 Toronto neighbourhoods (1.6× the city median).
- Auto theftLower than most
Lower than 76 of every 100 Toronto neighbourhoods (68% of the city median).
- Theft from vehiclesHigher than most
Higher than 77 of every 100 Toronto neighbourhoods (1.3× the city median).
- Theft over $5,000Among the highest
Higher than 96 of every 100 Toronto neighbourhoods (3.8× the city median).
- Bicycle theftAmong the highest
Higher than 92 of every 100 Toronto neighbourhoods (6.2× the city median).
- ShootingsAmong the lowest
Lower than 91 of every 100 Toronto neighbourhoods (48% of the city median).
- HomicideAbout typical
Lower than 69 of every 100 Toronto neighbourhoods (78% of the city median).
How often police recorded each crime for every resident of the whole neighbourhood, averaged over 2023–2025. Places many people visit but few live in, like downtown, rank high for that reason alone, so this is not part of the living score.
Air
No expressway within 2 km
212 kg a year from 1 facility, mostly Avenue Collision Inc
Bands: traffic is high within 150 m of an expressway and moderate within 500 m; industrial is moderate under a tonne a year and high above. The industrial bands are ours, for orientation only: ChemTRAC totals mix substances of very different toxicity. Releases are self-reported to the City’s ChemTRAC program. For today’s readings see Air Quality Ontario.
Supervised consumption services
- Nearest site
- Casey House Inpatient Supervised Consumption Services, 1.6 km
- Sites within 1 km
- 0
Sites currently offering services, from Health Canada, updated 2026-09-15. Sites open and close; check the list for current status.
Zoning
Residential
- Category
- General residential
- Zone label
R (f5.0; d0.6) (x892)- Height limit
- 13 m
Zoning By-law 569-2013, from City of Toronto open data. Exceptions (“x” numbers) and site-specific amendments can change what is allowed; check the City’s zoning map before relying on it.
Nearby change
- Open planning applications within 300 m
- 28
- Registered short-term rentals at this address
- 0
9 Price St · 170 m away
Rezoning · Under Review · submitted 2025-05-28
Official Plan and Zoning By-law Amendment application to permit a 35-storey mixed-use building, containing 235 dwelling units and 1,645 square metres of non-residential gross floor area.
City record1088 Yonge St · 170 m away
Site plan · NOAC Issued · submitted 2024-11-14
Site Plan Approval for 12-storey mixed-use building with retail/commercial uses at grade and on the second floor, with a total of 24 dwelling units above. Related File: 22 154014 STE 11 OZ
City record
Rezonings, site plans and subdivisions submitted in the last five years and still open.
Contains information licensed under the Open Government Licence – Toronto. Data as of 2026-10-03. Transit from TTC weekday schedules; parks, trees, cycling, schools, libraries, community centres, child care, collisions, crime, expressways, ChemTRAC releases, planning applications and short-term rental registrations from open.toronto.ca; Bike Share stations from Bike Share Toronto; supervised consumption sites from Health Canada.
From CMHC and the City of Toronto
Rent
Average rents nearby
Monthly rent in purpose-built rental apartments, October 2025.
| Bedrooms | University/Annex | Toronto (Central) zone | Toronto region |
|---|---|---|---|
| Studio | $1,553 | $1,606 | $1,491 |
| 1 bed | $2,050 | $2,042 | $1,761 |
| 2 beds | - | $2,776 | $2,045 |
| 3+ beds | - | $3,580* | $2,294 |
| All units | $2,199* | $2,163 | $1,917 |
Averages over every unit, including long tenancies under rent control, so they run below what a new lease costs today. Condominium units rented out by their owners are not included. “-” means too few units were surveyed to publish; * marks an estimate CMHC rates poor. Source: CMHC Rental Market Survey, under the Open Government Licence – Canada.
Rent reductions after property-tax cuts
When a rental property’s tax falls by more than 2.49%, Ontario law cuts its rents by a matching share, and the City writes to the tenants.
- 2017
- 1.04% lower rent · tenants notified
- 2018
- 0.70% lower rent · tenants notified
- 2019
- 0.67% lower rent · tenants notified
- 2020
- 0.66% lower rent · tenants notified
- 2021
- 0.51% lower rent · tenants notified
Source: City of Toronto, Tenant Notification for Rent Reduction, 2014–2025.
Building facts
From the City of Toronto’s RentSafeTO registry, as reported by the landlord (registered 2024). Not resident reviews.
87 / 100City inspection score, July 2026. How buildings are scored
- Type
- Private rental
- Storeys
- 3
- Units
- 17
- Built
- 1930
- Elevators
- 0
- Managed by
- Ipg Property Management
- Heating
- Hot water
- Air conditioning
- None
- Laundry
- First floor, 24/7
- Pets
- Allowed
- Visitor parking
- Unavailable
- Bike parking
- 15 outdoor
- Balconies
- No
- Smoke-free building
- Yes
- Sprinklers
- No
- Cooling room
- No
- Ward
- 11
Contains information licensed under the Open Government Licence – Toronto. Source dataset.
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