88 Sheppard Ave E
Toronto, Ontario
A 374-unit condominium registered in 2015 (TSCC 2488).
- Living score
- 73/100
- Units
- 374
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
7 bylaw investigations at this address since Jul 2025; 1 notice or order to comply; 2 still open.
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 3
- Zoning 3
- Snow and ice 1
- Sep 2026
Repairs and upkeepBylawOrder to comply · Sep 2026· Order Issued
- Hall – Outside of Bathroom Door: The floor and every appurtenance, surface cover and finish is not maintained. (open)
- Throughout Dwelling Unit: The floor and every appurtenance, surface cover and finish is not maintained. Namely, missing floor boards. (open)
- Bedroom: Wall(s) not maintained free of holes, cracks, damaged and deteriorated materials. (open)
- Living Room – North East Corner: Wall(s) not maintained free of holes, cracks, damaged and deteriorated materials. (open)
Case 26 239643 PRS 00 IV
- Sep 2026
Repairs and upkeepBylaw· Order Issued
Case 26 234731 PRS 00 IR
- Jan 2026
ZoningBylaw· Closed
Case 26 101927 ZON 00 IR
- Jan 2026
Snow and iceBylaw· Closed
Case 26 101417 SNI 00 IR
- Sep 2025
Repairs and upkeepBylaw· Closed
Case 25 221255 PRS 00 IR
- Sep 2025
ZoningBylaw· Closed
Case 25 219640 ZON 00 IR
Show 1 older case
- Jul 2025
ZoningBylaw· Closed
Case 25 193979 ZON 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
6 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 3
- Fire and life safety 1
- Heating, cooling and ventilation 1
- Construction 1
- May 2015
Fire and life safety · Electromagnetic Locks · Closed
Installation of 1 maglock of security system on P1 garage
Permit 15 165160 FSU · est. $1,000
- Oct 2012
Plumbing and drains · Inside and Outside Drains · Closed
Site services- 34 storey residential apartment building with green roofs above the two and four storey residential portions, 359 dwelling units, linked (mechanically and electrically) with 2 blocks of three storey residential townhouses co…
Permit 12 260361 STS
- Oct 2012
Plumbing and drains · Building Permit Related(PS) · Closed
Plumbing - 34 storey residential apartment building with green roofs above the two and four storey residential portions, 359 dwelling units, linked (mechanically and electrically) with 2 blocks of three storey residential townhouses contai…
Permit 12 260361 PLB
- Oct 2012
Plumbing and drains · Building Permit Related (DR) · Closed
Underground drains. - 34 storey residential apartment building with green roofs above the two and four storey residential portions, 359 dwelling units, linked (mechanically and electrically) with 2 blocks of three storey residential townho…
Permit 12 260361 DRN
- Oct 2012
Heating, cooling and ventilation · Building Permit Related(MS) · Closed
HVAC - 34 storey residential apartment building with green roofs above the two and four storey residential portions, 359 dwelling units, linked (mechanically and electrically) with 2 blocks of three storey residential townhouses containing…
Permit 12 260361 HVA
- Oct 2012
Construction · Closed
34 storey residential apartment building with green roofs above the two and four storey residential portions, 359 dwelling units, linked (mechanically and electrically) with 2 blocks of three storey residential townhouses containing a tota…
Permit 12 260361 BLD
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
73/ 100
Each category is ranked against every other Toronto building on this site: 70 means better than 70% of them.
- Transit91
69.1 departures an hour at the morning peak within 500 m, on 6 routes. Nearest subway or LRT: Sheppard-Yonge (1 Yonge-University Line), 460 m.
- Parks & trees44
12.8 ha of parkland within 800 m; nearest park 200 m. 346 street trees within 300 m.
- Cycling41
Within 1 km: 2.3 km of protected lanes, 0.55 km of bike lanes and trails, 0 km of shared routes. 1 Bike Share station within 500 m.
- Schools nearby93
6 public or Catholic schools within 1 km (nearest: Cardinal Carter Academy For The Arts, 220 m), plus 13 private. Distance only: being near a school does not mean being in its catchment.
- Daily amenities85
Within 1 km: 1 library, 3 community centres, 9 licensed child care centres.
- Road safety64
2 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
East Willowdale
- AssaultLower than most
Lower than 90 of every 100 Toronto neighbourhoods (55% of the city median).
- Break and enterHigher than most
Higher than 83 of every 100 Toronto neighbourhoods (1.6× the city median).
- RobberyHigher than most
Higher than 76 of every 100 Toronto neighbourhoods (1.5× the city median).
- Auto theftAbout typical
Higher than 67 of every 100 Toronto neighbourhoods (1.3× the city median).
- Theft from vehiclesHigher than most
Higher than 82 of every 100 Toronto neighbourhoods (1.5× the city median).
- Theft over $5,000Higher than most
Higher than 77 of every 100 Toronto neighbourhoods (1.5× the city median).
- Bicycle theftAbout typical
Lower than 59 of every 100 Toronto neighbourhoods (87% of the city median).
- ShootingsLower than most
Lower than 85 of every 100 Toronto neighbourhoods (51% 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
Highway 401, 770 m away
65 kg a year from 1 facility, mostly Forest Lawn Mausoleum And Cremation Centre
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, 10.8 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
Not in the city-wide by-law
This site is still governed by a former municipality’s zoning by-law, which the city-wide data does not cover.
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
- 4
160 Greenfield Ave · 220 m away
Site plan · NOAC Issued · submitted 2026-06-03
Site Plan Control Amendment related to 16 163131 NNY 23 SA.Amendment is to insert an additional drawing into the Agreement to allow the City to undertake its obligation to insure a portion of the lands
City record110 Sheppard Ave E · 200 m away
Rezoning · OMB Appeal · submitted 2025-03-26
OLT SETTLEMENT: A 42-storey ("North Building") and 46-storey ("South Building") mixed-use towers with podium heights of approxmately 22 metres (along Kenneth Avenue) and 26 metres (along Sheppard Avenue East). A maximum gross floor area of
City record110 Sheppard Ave E · 200 m away
Site plan · Under Review · submitted 2025-03-26
Site Plan Control Application proposes the development of 49 and 53-storey mixed-use towers above a 5-7-storey mixed use podium providing residential and commercial use at grade. The building will provide a total of 1,313 residential units,
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 | Willowdale East/Newtonbrook East | North York (Northeast) zone | Toronto region |
|---|---|---|---|
| Studio | - | $1,498 | $1,491 |
| 1 bed | $1,847 | $1,815 | $1,761 |
| 2 beds | $2,319 | $2,156 | $2,045 |
| 3+ beds | $2,745 | $2,342 | $2,294 |
| All units | $2,098 | $2,081 | $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.
- 2019
- 0.49% lower rent · 1 of 111 units notified
Where several units are listed, the cut shown is the median. Source: City of Toronto, Tenant Notification for Rent Reduction, 2014–2025.
Building facts
From the City of Toronto’s inventory of condominiums registered 2002–2018. Not resident reviews.
- Type
- Condominium
- Units
- 374
- Unit mix
- 12 studio · 245 one-bed · 102 two-bed · 15 three-bed+
- Condo plan
- TSCC 2488
- Registered
- October 2015
Contains information licensed under the Open Government Licence – Toronto. Source dataset.
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