Moving to Etobicoke: A Local’s Guide to the Top 5 Neighbourhoods

Etobicoke is vast, bordered by the Humber River to the east and Etobicoke Creek to the west. It is known for its parks, golf courses, and incredible transportation links (Highways 427, QEW, 401, and the TTC Subway system). Unlike the dense downtown core, Etobicoke offers breathing room without sacrificing urban amenities.

Below, I have curated a guide to the Top 5 Neighbourhoods that define the Etobicoke market.

1. The Kingsway: Classic "Old Toronto" Luxury

The Kingsway is arguably the premier neighbourhood in Etobicoke. Developed in the 1920s, it is famous for its winding streets, English-style stone cottages, and towering oak trees. It feels established, wealthy, and timeless.

2. Mimico: The Waterfront Gem

Located along the lake, Mimico is one of Toronto’s fastest-evolving neighbourhoods. It offers a mix of historic homes north of Lake Shore Blvd and modern, luxury high-rises along the water at Humber Bay Shores.

Commuter’s Dream: The Mimico GO Station gets you to Union Station in downtown Toronto in roughly 15 minutes, making it a top choice for young professionals and downtown workers.

3. Humber Valley Village: Golf & Greenery

Humber Valley Village is synonymous with family wealth and stability. It is an exclusive enclave known for its large lots and proximity to some of the country’s best golf courses, including the renowned St. George’s Golf and Country Club.

• Humber Valley Village Junior Middle School: A top-rated school that attracts many families to the area.
• Richview Collegiate Institute: A secondary school with a strong academic reputation and French Immersion programs.

4. Islington - City Centre: The New Downtown

The area around Islington and Kipling has transformed into the "Downtown of Etobicoke." While the historic village retains its artsy murals and small shops, the skyline is now defined by modern condos offering convenience and views.

Transit Hub: This is the terminus of the TTC subway line and a major GO bus hub, offering unparalleled access to the entire GTA and the airport.

5. Long Branch: Lakeside Cottage Vibes

Situated in the far southwest corner, Long Branch feels like a separate lakeside town. It has a distinct "cottage in the city" vibe that is rapidly changing as custom modern homes replace older bungalows.

6. Navigating the Market: Buying, Selling & Renting

Whether you are browsing homes for sale in Etobicoke or looking to list your property, working with a knowledgeable Etobicoke real estate agent is crucial because this area is part of the City of Toronto (416 area code), which introduces unique factors compared to the 905 regions.

Buying in Etobicoke

Important Note on Taxes: Unlike Mississauga, finding homes for sale in Etobicoke subjects you to the Toronto Municipal Land Transfer Tax (MLTT) in addition to the provincial tax. This effectively doubles the land transfer tax cost. However, properties here historically appreciate strongly due to the "416" address and subway access.

My Advice: We need to factor these closing costs into your budget early. I help clients identify pockets like Alderwood or Eringate where you can still find value despite the higher tax bracket.

Selling Your Home

Etobicoke draws two types of buyers: those moving out of downtown condos seeking space, and those moving in from the suburbs seeking a shorter commute. Marketing your home requires targeting both. As your Realtor in Etobicoke, I emphasize "Subway Access" for the former and "Lot Size" for the latter to maximize your sale price.

Renting in Etobicoke

The rental market is robust.

• Condos: The Humber Bay Shores area (Mimico) is the rental hotspot, offering resort-style amenities and lake views that command premium rents.
• Basement Suites: In the northern parts of Etobicoke, renovated basement suites in detached homes are a popular, more affordable option for young couples and newcomers.

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