By Irina Marchenkova, Sales Representative, RE/MAX Realtron Realty · Senior Real Estate Specialist (SRES®) · Last updated September 2026
Etobicoke is Toronto’s western district, stretching from the lakefront at Mimico and Long Branch north to Rexdale and Humber Polytechnic. It offers everything from waterfront condos in Humber Bay Shores to grand family homes in the Kingsway, plus easy access to Pearson Airport and major highways.
This guide covers Etobicoke’s neighbourhoods, homes and prices by district, transit, schools, lifestyle and the honest pros and cons.
Neighbourhoods Prices Market Costs Transit Schools Checklist FAQ
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Etobicoke at a glance
- Where: West end of the City of Toronto, between the Humber River and Etobicoke Creek
- Part of Toronto since: 1998 (amalgamation)
- Homes: Waterfront condos, post-war bungalows, character homes and luxury estates
- Transit: Line 2 to Kipling, Line 6 Finch West, GO Lakeshore West, Milton and Kitchener lines, Highways 427, 401 and the Gardiner
- Best for: Families, commuters to Mississauga or the airport, and waterfront lovers
Why people choose Etobicoke
Lakefront living. Mimico, New Toronto, Long Branch and Humber Bay Shores offer parks, trails and some of Toronto’s best waterfront views.
Space for families. Many neighbourhoods have larger lots, quieter streets and more green space than the downtown core.
Highways and airport access. Highways 427, 401 and the Gardiner, plus Pearson Airport, are minutes away.
Transit options. Line 2 runs to Kipling, Line 6 Finch West opened in December 2025 in the north, and GO trains stop at Mimico, Long Branch and Kipling.
Etobicoke is really several different markets. I help buyers compare the Kingsway, the lakefront and the central neighbourhoods side by side, because the lifestyle and price differences can be significant.
— Irina Marchenkova
Etobicoke neighbourhoods
Popular Etobicoke neighbourhoods include:
The Kingsway
A high-end neighbourhood with tree-lined streets, Tudor-style and custom homes, and Bloor Street shops near Royal York station.
Mimico & Humber Bay Shores
Waterfront living with parks and trails, from Mimico’s village streets to Humber Bay’s condo towers.
Islington-City Centre West
A mix of homes and a growing number of condos around Islington and Kipling stations and the redeveloping Six Points area.
Long Branch & New Toronto
Lakeside neighbourhoods with character homes, parks and GO train access, popular with families.
Markland Wood & Eringate
Established family neighbourhoods in central Etobicoke with parks and schools.
Rexdale & Humber Heights
North Etobicoke, with more affordable homes and new rapid transit on Line 6 Finch West.
Homes and prices in Etobicoke
Etobicoke’s housing includes:
- Waterfront condos in Humber Bay Shores and Mimico
- Post-war bungalows and side-splits across central Etobicoke
- Character and luxury homes in the Kingsway and Humber Valley
- Townhouses and condos near transit hubs
Etobicoke benchmark prices by district (August 2026)
Etobicoke spans TRREB districts W06 to W10:
| District | Main neighbourhoods | All homes | Detached | Townhouse | Condo apt. |
|---|---|---|---|---|---|
| W06 | Mimico, New Toronto, Long Branch, Alderwood | $818,500 | $1,132,600 | $792,000 | $602,700 |
| W07 | Stonegate-Queensway | $1,228,600 | $1,457,200 | — | — |
| W08 | The Kingsway, Islington-City Centre West, Markland Wood, Eringate | $996,300 | $1,639,400 | $701,400 | $519,800 |
| W09 | Humber Heights, Kingsview Village, Willowridge | $937,900 | $1,221,600 | $728,900 | $466,200 |
| W10 | Rexdale, Thistletown, West Humber-Clairville | $690,200 | $862,900 | $580,600 | $432,400 |
| City of Toronto | All districts | $918,400 | $1,437,900 | $717,200 | $547,400 |
Benchmark prices describe a “typical” home and can differ from any individual sale. Etobicoke has held up better than much of Toronto: W06, W07, W08 and W09 were all down less than 3% year over year in August 2026. 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 |
|---|---|---|---|
| Toronto West (incl. Etobicoke) | 460 | $955,789 | $820,000 |
| 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 the average price was down 2.7%, so buyers have more choice and negotiating room than in recent years. For the latest numbers on a specific street or building, ask me for a free market report.
What it costs to buy in Etobicoke
Land transfer tax
Because Etobicoke is in the City of Toronto, buyers pay two land transfer taxes: Ontario’s and Toronto’s municipal land transfer tax. Here’s what that looks like at typical prices:
| Example purchase | Ontario LTT | Toronto LTT | Total | First-time buyer pays |
|---|---|---|---|---|
| Detached home at $1,300,000 | $22,475 | $22,475 | $44,950 | $36,475 |
| Condo apartment at $550,000 | $7,475 | $7,475 | $14,950 | $6,475 |
First-time buyers can get a refund of up to $4,000 on the Ontario land transfer tax and a rebate of up to $4,475 on the Toronto tax (together up to $8,475). You (and your spouse) must never have owned a home anywhere in the world. Land transfer tax is paid on closing, on top of your down payment, so budget for it along with legal fees, title insurance and moving costs.
Property taxes
Toronto’s residential property tax rate is 0.767311% (2026 final rate, City of Toronto), or about $767 a year for every $100,000 of assessed value. In Ontario, 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. You can find a home’s assessment on its latest tax bill or through MPAC.
| 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
- Line 2 Bloor-Danforth: Stations including Royal York, Islington and Kipling.
- Line 6 Finch West: Opened December 2025, running from Finch West station to Humber Polytechnic.
- GO Transit: Mimico and Long Branch (Lakeshore West), Kipling (Milton line) and Etobicoke North (Kitchener line).
- Streetcar: The 501 Queen runs along Lake Shore to Long Branch.
- Driving: Highways 427 and 401, the Gardiner Expressway and Pearson Airport nearby.
Schools and family life
Etobicoke is served by the Toronto District School Board and Toronto Catholic District School Board, with well-regarded schools across the district, including Etobicoke School of the Arts. French-language options are available through Viamonde and MonAvenir. Check the TDSB school locator for any address.
Humber Polytechnic has its North and Lakeshore campuses in Etobicoke.
Child care
Licensed child care in Ontario is far more affordable than it was a few years ago. At 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 that reduces the cost further. (The long-promised $10-a-day average has not yet been reached in Ontario.)
In Toronto, the City’s online child care system lets you search licensed centres, see their quality ratings and join waitlists, and you can apply for a fee subsidy through Toronto Children’s Services.
My tip: get on waitlists as early as possible, ideally several months before you move or before parental leave ends, and ask each centre whether it’s enrolled in the reduced-fee program.
- Ontario: Find and pay for child care: search licensed centres province-wide and learn about fee subsidies
- City of Toronto: Licensed Child Care: search centres, see quality ratings, join waitlists and apply for a fee subsidy
Parks, shopping and things to do
- Humber Bay Park and the waterfront trail
- Colonel Samuel Smith Park: trails, birding and winter skating
- Centennial Park: sports fields, a ski hill and a conservatory
- James Gardens and the Humber River trails
- Shopping: CF Sherway Gardens, the Queensway and Bloor Street shops in the Kingsway
- Humber Bay Arch Bridge: an iconic pedestrian and cycling bridge at the mouth of the Humber River
- Marie Curtis Park: a beach and park at the mouth of Etobicoke Creek
- Montgomery’s Inn: a heritage museum with a weekly farmers’ market
- Etobicoke Olympium: a public aquatic and fitness centre
- Humber Bay Shores waterfront: restaurants, cafés and trails along the lake
Pros and cons of living in Etobicoke
Pros
- Waterfront parks and trails
- Good value compared with central Toronto
- Easy highway and airport access
- Wide range of home types
- More stable prices than much of Toronto
Cons
- Car-dependent in parts of central and north Etobicoke
- Highway 427 and Gardiner traffic
- Some areas far from the subway
- Kingsway prices are high
- Construction in redeveloping areas
Before you buy in Etobicoke: local checklist
Every area has its own rules and quirks. Here’s what I check with buyers in Etobicoke:
- Toronto Vacant Home Tax: every Toronto homeowner must file a yearly occupancy declaration; homes left vacant more than six months can be taxed at 3% of assessed value.
- Trees and ravines: removing or injuring trees of 30 cm diameter or more needs a City permit, and properties near ravines fall under Toronto’s Ravine and Natural Feature Protection by-law and may be regulated by the Toronto and Region Conservation Authority (TRCA).
- Heritage: check whether the home is on Toronto’s Heritage Register or in a Heritage Conservation District, which can limit exterior changes.
- Older homes: homes built before the mid-1950s may still have a lead water service pipe, knob-and-tube wiring or galvanized plumbing, so a thorough home inspection is essential.
- More units allowed: Toronto now permits up to four units (multiplexes) plus garden and laneway suites on most residential lots, which can add rental or family-living options.
- Waterfront and Humber River lots: Mimico, Long Branch and Humber Valley properties may be TRCA-regulated for flooding or erosion.
- 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 25% Non-Resident Speculation Tax and Toronto’s 10% Municipal Non-Resident Speculation Tax before making an offer.
Buying or selling in Etobicoke with Irina
I’m a RE/MAX Realtron Realty Sales Representative and Senior Real Estate Specialist (SRES®). Whether you’re buying a waterfront condo, a family home in central Etobicoke or selling in the Kingsway, I’ll give you honest, local advice about Etobicoke, in English or Russian.
- Buying with Irina: how I help buyers find the right home and negotiate well
- Selling with Irina: pricing, preparation and marketing that gets results
- Pre-construction: new condos and homes across the GTA
- Free home evaluation: find out what your home is worth today
Call or text 416-846-8064 or email irina@loveurlife.ca, or send me a message below.
Etobicoke real estate FAQ
How much does a house cost in Etobicoke?
It depends on the district. In August 2026, TRREB’s benchmark for a typical detached home ranged from $862,900 in W10 (Rexdale) to $1,639,400 in W08 (the Kingsway, Islington).
Is Etobicoke part of Toronto?
Yes. Etobicoke became part of the amalgamated City of Toronto in 1998, so buyers pay both the Ontario and Toronto land transfer taxes.
What transit serves Etobicoke?
Line 2 Bloor-Danforth to Kipling, Line 6 Finch West (opened December 2025), GO trains on the Lakeshore West, Milton and Kitchener lines, and the 501 Queen streetcar.
What are the best Etobicoke neighbourhoods for families?
The Kingsway, Markland Wood, Long Branch, Mimico and Humber Heights are popular with families for their parks, schools and quiet streets.
Is Etobicoke good for waterfront living?
Yes. Humber Bay Shores, Mimico, New Toronto and Long Branch all offer lakeside parks and trails, with condos and houses at different price points.
Useful links
Official sources and local resources I recommend to buyers and sellers (links open in a new tab):
- City of Toronto
- Toronto property tax rates: 2026 rates
- Toronto municipal land transfer tax: rates and fees
- Toronto first-time buyer land transfer tax rebate
- Ontario first-time buyer land transfer tax refund
- Toronto Vacant Home Tax: yearly occupancy declaration
- MPAC: look up a property’s assessed value
- TDSB school locator: find your public schools
- Toronto Catholic District School Board
- Fraser Institute school rankings: compare Ontario school results
- TTC: subway, streetcar and bus routes
- GO Transit: regional trains and buses
- Toronto and Region Conservation Authority (TRCA): check if a property is in a regulated area
- TRREB Market Watch: monthly GTA sales and price data
- Humber Polytechnic
Explore nearby areas
- West Toronto: across the Humber River
- Mississauga: just west
- Brampton: to the northwest
- Downtown Toronto: the city core
- All area guides: every neighbourhood guide in one place
- Interactive map: see every area on one clickable map