450 Walmer Rd
Toronto, Ontario M5P
A 15-storey, 171-unit private rental building built in 1960.
- Property manager
- Azuria Group Incorporated
Reviews
No reviews yet
If you live here, or used to, you know things a listing never mentions.
Issues & maintenance
Leaks, outages, repairs: dated reports from residents. None filed yet.
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City bylaw and health cases
10 bylaw investigations at this address since Jun 2025.
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 7
- Zoning 2
- Not enough heat 1
- Sep 2026
ZoningBylaw· Closed
Case 26 229842 ZON 00 IR
- Jun 2026
Not enough heatBylaw· Closed
Case 26 172430 000 00 IR
- Jun 2026
Repairs and upkeepBylaw· Closed
Case 26 172429 000 00 IR
- Oct 2025
ZoningBylaw· Closed
Case 25 238348 ZON 00 IR
- Sep 2025
Repairs and upkeepBylaw· Closed
Case 25 227277 PRS 00 IR
- Sep 2025
Repairs and upkeepBylaw· Closed
Case 25 224373 PRS 00 IR
Show 4 older cases
- Sep 2025
Repairs and upkeepBylaw· Closed
Case 25 222130 PRS 00 IR
- Jul 2025
Repairs and upkeepBylaw· Closed
Case 25 195280 PRS 00 IR
- Jul 2025
Repairs and upkeepBylaw· Closed
Case 25 190527 PRS 00 IR
- Jun 2025
Repairs and upkeepBylaw· Closed
Case 25 175162 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
14 permits the City has issued at this address since 2000 - repairs, alterations and system work that needed one. Official records, not resident reports.
- Alterations 4
- Parking garage repair 3
- Plumbing and drains 2
- Heating, cooling and ventilation 2
- Fire and life safety 1
- Balcony repair 1
- Roof and cladding 1
- Mar 2025
Alterations · Interior Alterations · Closed
Proposal for Stairwell Guard Replacement in an existing apartment building.
Permit 25 132753 BLD
- May 2024
Alterations · Other(BA) · Closed
Proposal to complete structural repairs in the steel frame and overclad the walls with EIFS.
Permit 24 143125 BLD · est. $4,200,000
- May 2022
Parking garage repair · Garage Repair/Reconstruction · Revision Issued
Revision 01 - Parking garage repairs including replacement of waterproofing membrane on ramps, traffic coatings inside the P1 level garage, concrete repairs at garage floors and walls, ramp topping and snow melting system replacemenProposa…
Permit 21 226745 BLD
- Oct 2021
Parking garage repair · Garage Repair/Reconstruction · Permit Issued
Proposal for repairs to parking garage ramp for residential building P2
Permit 21 226745 BLD · est. $180,000
- Nov 2015
Fire and life safety · Fire Alarm · Permit Issued
Proposal to replace the obsolete (and malfunctioning) fire alarm control panel with new.
Permit 15 253972 FSU · est. $23,000
- Feb 2015
Plumbing and drains · Backflow Prevention Devices (Water only) · Closed
Proposal to install 1 backflow prevention device in an existing apartment building.
Permit 15 118476 PSA
Show 8 older permits
- Jun 2012
Balcony repair · Balcony/Guard Repairs · Inspection
Proposal to replace all baconies on the north and south faces of existing apartment building.
Permit 12 188586 BLD
- Jun 2011
Roof and cladding · Re-Roofing/Re-Cladding · Closed
Proposal for localized brick repair for all four exterior walls of existing apartment building.
Permit 11 212397 BLD
- Nov 2007
Heating, cooling and ventilation · Building Permit Related(MS) · Closed
Revision to add A/C system.
Permit 05 100416 HVA
- May 2007
Alterations · Addition(s) · Closed
Revise plans as approved; provide entrances to ground floor suites from shared corridor.
Permit 05 100416 BLD
- Jun 2006
Parking garage repair · Garage Repair/Reconstruction · Inspection
Replacement of the waterproofing membrane and concrete forming the south section of the garage roof slab
Permit 06 151807 BLD · est. $989,640
- Jan 2005
Heating, cooling and ventilation · Building Permit Related(MS) · Closed
HVAC - Construct a 1-storey addition at the rear to add 2 new suites. See C of A decision. Existing and proposed: Apartment Building. - Addition(s)
Permit 05 100416 HVA
- Jan 2005
Plumbing and drains · Building Permit Related(PS) · Closed
Plumbing - Construct a 1-storey addition at the rear to add 2 new suites. See C of A decision. Existing and proposed: Apartment Building. - Addition(s)
Permit 05 100416 PLB
- Jan 2005
Alterations · Addition(s) · Closed
Construct a 1-storey addition at the rear to add 2 new suites. See C of A decision. Existing and proposed: Apartment Building. Development Charges and Education Development Charges required.
Permit 05 100416 BLD · est. $75,000
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
68/ 100
Each category is ranked against every other Toronto building on this site: 70 means better than 70% of them.
- Transit88
61 departures an hour at the morning peak within 500 m, on 6 routes. Nearest subway or LRT: St Clair West (1 Yonge-University Line), 300 m.
- Parks & trees76
22.5 ha of parkland within 800 m; nearest park 190 m. 645 street trees within 300 m.
- Cycling66
Within 1 km: 0 km of protected lanes, 5.25 km of bike lanes and trails, 5 km of shared routes. 5 Bike Share stations within 500 m.
- Schools nearby14
2 public or Catholic schools within 1 km (nearest: Holy Rosary Catholic Elementary School, 140 m), plus 7 private. Distance only: being near a school does not mean being in its catchment.
- Daily amenities62
Within 1 km: 1 library, 2 community centres, 7 licensed child care centres.
- Road safety80
1 collision 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
Forest Hill South
- AssaultAmong the lowest
Lower than 96 of every 100 Toronto neighbourhoods (44% of the city median).
- Break and enterAmong the highest
Higher than 94 of every 100 Toronto neighbourhoods (2.4× the city median).
- RobberyLower than most
Lower than 81 of every 100 Toronto neighbourhoods (58% of the city median).
- Auto theftHigher than most
Higher than 75 of every 100 Toronto neighbourhoods (1.4× the city median).
- Theft from vehiclesAmong the lowest
Lower than 91 of every 100 Toronto neighbourhoods (63% of the city median).
- Theft over $5,000About typical
Higher than 70 of every 100 Toronto neighbourhoods (1.3× the city median).
- Bicycle theftAbout typical
Higher than 68 of every 100 Toronto neighbourhoods (1.8× the city median).
- ShootingsAbout typical
Lower than 70 of every 100 Toronto neighbourhoods (74% 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
None reported
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
- Kensington Market Overdose Prevention Service, 3.4 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 Apartment
- Category
- Apartment
- Zone label
RA (d2.5)- Height limit
- 24 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
- 5
- Registered short-term rentals at this address
- 2
390 Spadina Rd · 200 m away
Rezoning · Council Approved · submitted 2025-12-15
The Proposed Development, and Zoning By-law Amendment, is comprised of a new 14-storey mixed use building with ground floor retail uses and residential uses on floors two through fourteen. In total, 54 residential units are proposed, and th
City record429 Walmer Rd · 130 m away
Site plan · Under Review · submitted 2022-08-18
May 2023 resubmission: The application has been revised as follows: A 73.5 metre (19-storey inclusive of mechanical penthouse) mixed-use building is proposed with 17,930 square metres of gross floor area of which 200 square metres is non-re
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 | Humewood-Cedarvale | York zone | Toronto region |
|---|---|---|---|
| Studio | $1,394 | $1,381 | $1,491 |
| 1 bed | $1,817 | $1,706 | $1,761 |
| 2 beds | $2,419 | $2,067 | $2,045 |
| 3+ beds | - | $2,547 | $2,294 |
| All units | $2,015 | $1,864 | $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. 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.
- 2018
- 0.72% lower rent · tenants notified
- 2019
- 0.66% lower rent · tenants notified
- 2020
- 0.64% 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 2017). Not resident reviews.
95 / 100City inspection score, July 2026. How buildings are scored
- Type
- Private rental
- Storeys
- 15
- Units
- 171
- Built
- 1960
- Elevators
- 2
- Managed by
- Azuria Group Incorporated
- Heating
- Hot water
- Air conditioning
- None
- Laundry
- Ground floor, 24
- Pets
- Allowed
- Parking
- Underground garage, garage accessible thru buildg
- Visitor parking
- Paid
- Bike parking
- 10 outdoor
- Balconies
- Yes
- Smoke-free building
- Yes
- Sprinklers
- Yes
- Cooling room
- Yes
- Ward
- 12
Contains information licensed under the Open Government Licence – Toronto. Source dataset.
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