Neighbourhood guide · Toronto & the GTA
Living in Mimico, New Toronto & Long Branch: Neighbourhood & Real Estate Guide
Thinking of the Etobicoke lakeshore? Mimico, Humber Bay Shores, New Toronto and Long Branch homes and condos, 2026 prices, GO trains and pros and cons.
By Irina Marchenkova, Sales Representative, RE/MAX Realtron Realty · Senior Real Estate Specialist (SRES®) · Last updated September 2026
The Etobicoke lakeshore, along Lake Ontario in Toronto’s south-west corner, includes Mimico, the condo towers of Humber Bay Shores, New Toronto and Long Branch. It offers waterfront parks, a walkable main street along Lake Shore Boulevard, two GO stations and prices well below central Toronto, making it a favourite with first-time buyers, young families and downsizers. Here’s what to know before you buy or sell.
Streets & pockets Prices Market Costs Transit Schools Checklist FAQ
Mimico, New Toronto & Long Branch at a glance
- Where: south Etobicoke along Lake Ontario, from the Humber River west to Etobicoke Creek and the Mississauga border
- Typical home price: $818,500 MLS® HPI benchmark for all home types in TRREB district W06 (August 2026)
- Getting around: Mimico and Long Branch GO stations on the Lakeshore West line, and the 501 streetcar along Lake Shore Boulevard
- Best for: buyers who want lakefront living, condos with views, or starter homes near GO trains
Why people choose Mimico, New Toronto & Long Branch
- Waterfront: Humber Bay Park, Colonel Samuel Smith Park, Marie Curtis Park and the Waterfront Trail
- Transit: two GO stations with quick trains to Union Station, plus streetcar service
- Value: detached homes and condos below the Toronto average
- Main street: Lake Shore Boulevard West’s cafés, restaurants and independent shops
The lakeshore is one of the best-value parts of Toronto for buyers who want water, parks and a GO train. Condos at Humber Bay Shores and older houses in Long Branch attract very different buyers, so I compare them carefully. — Irina
Streets and pockets of Mimico, New Toronto & Long Branch
TRREB groups this area into district W06, which covers Mimico, New Toronto, Long Branch and Alderwood. Here’s how the pockets differ:
Humber Bay Shores
A cluster of high-rise condos on the waterfront at the east end, with lake and skyline views and Humber Bay Park next door.
Mimico
Older houses and newer townhouses near Mimico GO and the Mimico Village stretch of Lake Shore Boulevard, with a growing number of mid-rise condos.
New Toronto
A former industrial area with modest homes, Humber Polytechnic’s Lakeshore Campus and Colonel Samuel Smith Park.
Long Branch and Alderwood
Leafy residential streets at the west end, with detached homes and bungalows near Long Branch GO, Marie Curtis Park and the Mississauga border.
Homes and prices in Mimico, New Toronto & Long Branch
A mix of waterfront condo towers, mid-rise buildings, townhouses and detached homes from the early to mid-1900s, many renovated or replaced.
Mimico, New Toronto & Long Branch benchmark prices (August 2026)
Here’s how district W06 compares with the City of Toronto and the whole TRREB area:
| Area | All homes | Detached | Semi-detached | Townhouse | Condo apt. |
|---|---|---|---|---|---|
| W06 (Mimico, New Toronto, Long Branch) | $818,500 | $1,132,600 | $1,074,000 | $792,000 | $602,700 |
| City of Toronto | $918,400 | $1,437,900 | $1,127,200 | $717,200 | $547,400 |
| All TRREB (GTA) | $925,900 | $1,209,600 | $919,000 | $666,500 | $531,200 |
A typical detached home in district W06 was benchmarked about $305,300 below the City of Toronto figure in August 2026, and the composite benchmark was down only 2.90% year over year. Ask me for recent sold prices on any street.
Thinking of selling? Get a free home evaluation and I’ll show you what comparable homes near you have actually sold for.
Market snapshot
Here’s how many homes sold and at what prices in August 2026, for all home types combined:
| Area | Homes sold | Average price | Median price |
|---|---|---|---|
| W06 (Mimico, New Toronto, Long Branch) | 74 | $867,508 | $730,000 |
| City of Toronto | 1,767 | $979,684 | $770,000 |
| All TRREB (GTA) | 5,057 | $993,410 | $850,000 |
Across the whole GTA in August 2026, homes sold for about 97% of their final list price on average and spent an average of 35 days on the market. GTA sales were down 2.1% from a year earlier and new listings were down 14.1%, so choice has tightened in some neighbourhoods. Monthly numbers for a single district can swing a lot, so ask me for a free market report on a specific street.
What it costs to buy in Mimico, New Toronto & Long Branch
Land transfer tax
Mimico, New Toronto & Long Branch is in the City of Toronto, so buyers pay two land transfer taxes on closing: Ontario’s and Toronto’s municipal land transfer tax. Up to $3 million the two use the same rates; above $3 million, Toronto’s luxury rates apply (3.5% from $3 to $4 million, rising in steps above that).
| Example purchase | Ontario + Toronto LTT | First-time buyer pays |
|---|---|---|
| Detached home at $1,135,000 | $38,350 | $29,875 |
| Condo apartment at $605,000 | $17,150 | $8,675 |
First-time buyers can get refunds of up to $4,000 on the Ontario tax and up to $4,475 on the Toronto tax, as long as they (and their spouse) have never owned a home anywhere in the world. Land transfer tax is paid on closing, on top of your down payment. Try the land transfer tax calculator.
Property taxes
Toronto’s 2026 residential property tax rate is 0.767311% (City of Toronto, including the education portion and City Building Fund levy), or about $767 a year for every $100,000 of assessed value, one of the lowest rates in the GTA. Property tax is based on your home’s MPAC assessed value, which is still based on January 1, 2016 values and is usually well below today’s market price.
| MPAC assessed value | Approximate yearly property tax |
|---|---|
| $400,000 | $3,069 |
| $600,000 | $4,604 |
| $800,000 | $6,138 |
| $1,000,000 | $7,673 |
Getting around
- GO Transit: Mimico and Long Branch stations on the Lakeshore West line, with trains to Union Station.
- Streetcar: the 501 Queen serves Lake Shore Boulevard West to Long Branch.
- Driving: the Gardiner Expressway and the QEW run along the north edge.
- Cycling: the Waterfront Trail runs along the lake.
Schools and family life
Mimico, New Toronto & Long Branch is served by the Toronto District School Board and Toronto Catholic District School Board, with French-language schools through Viamonde and MonAvenir. Humber Polytechnic’s Lakeshore Campus is in New Toronto. Always check each board’s school locator for a specific address, as boundaries and programs vary street by street.
St. Joseph’s Health Centre and Trillium Health Partners’ Queensway Health Centre are the nearest hospitals.
Child care
At licensed centres enrolled in the Canada-wide Early Learning and Child Care program, fees for children under 6 are capped at $22 a day in 2026, and families with lower incomes can apply for a fee subsidy. The City of Toronto’s child care finder lists licensed centres, including those in the reduced-fee program, and EarlyON drop-in centres. My tip: get on waitlists early and ask each centre whether it’s in the reduced-fee program.
Parks, shopping and things to do
- Parks: Humber Bay Park, Colonel Samuel Smith Park and Marie Curtis Park, with beaches, trails and birdwatching
- Lake Shore Boulevard West: cafés, restaurants and independent shops
- Recreation: sailing and rowing clubs, and the Waterfront Trail
- Shopping: Sherway Gardens is a short drive north-west
Pros and cons of living in Mimico, New Toronto & Long Branch
Pros
- Waterfront parks and trails
- Two GO stations and streetcar service
- Prices below the Toronto average
- Choice of condos, townhouses and houses
Cons
- Gardiner and QEW traffic
- Some condo towers have high maintenance fees
- Older homes may need updating
- Parts of the waterfront can be windy in winter
Before you buy in Mimico, New Toronto & Long Branch: local checklist
Every area has its own rules and quirks. Here’s what I check with buyers in Mimico, New Toronto & Long Branch:
- Condo towers: for Humber Bay Shores, review the status certificate, reserve fund, maintenance fees and any building-wide repairs carefully.
- Waterfront and creeks: properties near the lake, Mimico Creek or Etobicoke Creek may be regulated by the Toronto and Region Conservation Authority.
- Older homes: many houses here date from the early to mid-1900s, so budget for a thorough inspection covering wiring, plumbing, the roof and the foundation.
- Basement flooding: ask about backwater valves and sump pumps; the City offers a Basement Flooding Protection Subsidy Program.
- Vacant Home Tax: every Toronto owner must file an occupancy declaration each year, even if they live in the home.
- Condos: always review the status certificate, reserve fund study and any upcoming special assessments before you firm up an offer.
- Non-Canadian buyers: check the current federal foreign-buyer rules and Ontario’s Non-Resident Speculation Tax before making an offer.
Buying or selling in Mimico, New Toronto & Long Branch with Irina
I’m a RE/MAX Realtron Realty Sales Representative and Senior Real Estate Specialist (SRES®), based in Scarborough and working across Toronto and the GTA. Whether you’re buying your first home, moving up or downsizing from a family home, I’ll help you compare neighbourhoods, price your home correctly and negotiate the best terms. I work in English and Russian.
Mimico, New Toronto & Long Branch real estate FAQ
Is Mimico a good place to live?
For buyers who want lakefront parks, GO train access and prices below central Toronto, it’s a popular choice. It has a mix of condos, townhouses and detached homes.
How much does a house cost in Long Branch or Mimico?
In August 2026, the MLS® HPI benchmark for a detached home in TRREB district W06 (Mimico, New Toronto and Long Branch) was $1,132,600, and for condo apartments $602,700.
What is Humber Bay Shores?
A cluster of waterfront condo towers at the east end of Mimico, next to Humber Bay Park, known for lake and skyline views.
How do you get downtown from the Etobicoke lakeshore?
By GO train from Mimico or Long Branch station on the Lakeshore West line, or by the 501 streetcar.
What are property taxes in Mimico?
Toronto’s 2026 residential rate is 0.767311% of your home’s MPAC assessed value, about $767 per $100,000 of assessment.
Useful links
- City of Toronto
- TTC (routes and service)
- Toronto District School Board and Toronto Catholic District School Board
- TRREB Market Watch (monthly prices)
Nearby neighbourhood guides
- Etobicoke
- Bloor West Village
- High Park & Roncesvalles
- Mississauga
- See all areas on the interactive map
Compare neighbourhoods: Most affordable areas · Best for families · Best for downsizing · First-time buyer guide · Downsizing guide · All neighbourhood guides
🏙 Looking for a condo here? See Irina’s building-by-building Etobicoke: Humber Bay Shores, Islington & the Kingsway condo guide on IrinaSellsCondos.ca.