Toronto · Ward 12 · PRIVATE

464 Spadina Rd

Toronto, Ontario · postal area M5P · Forest Hill South

24 units · 4 storeys · built 1929 · managed by COGIR REAL ESTATE

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RentSafeTO score

evaluated Nov 25, 2025 · proactive score 82 · what scores mean

LTB orders, Jan–June 2026

12.5 per 100 units · most are arrears filings

Rent control

Likely rent-controlled

first occupied before Nov 15, 2018 — the annual guideline (2.1% in 2026) applies · details

Fire code

open violations · 3 recorded since 2018 · last inspection Mar 17, 2025

Investment (5 yrs)

no permits on file since Aug 2021

Property standards

investigations in the last 2 years · none open now · 3 open deficiencies

Building facts

Heatinghot water

Laundry roomyes

Parkingunderground garage · garage accessible thru building

Visitor parkingunavailable

Bike parking24 indoor parking spots and 0 outdoor parking spots

Elevators0

Sprinklersno

Fire alarmyes

Barrier-free entranceno

Pets allowedyes

Non-smokingno

Hydro metered per unityes

Gas metered per unitno

Intercomyes

Lockers / storageyes

Self-reported by the building owner or manager at RentSafeTO registration; City of Toronto open data.

Inspection breakdown

Laundry Room1 / 3

Parking Areas1 / 3

Building Exterior1 / 3

Windows2 / 3

Common areas scored 0–3 by the City inspector at the latest RentSafeTO evaluation (3 = no issues found). Only areas assessed at this building are shown.

Neighbourhood & getting around · Forest Hill South

What rents cost here · Toronto North zone

Zone-wide market averages — not this building's rents

Unit	Vacant units rent for	Sitting tenants pay
bachelor	$1,701	$1,564
1-bedroom	$2,016	$1,888
2-bedroom	$2,677	$2,468
3-bedroom+	—	$2,968

The gap is what moving costs: a vacant 2-bedroom rents about 8% above what sitting tenants pay. Only 10.7% of units changed tenants in the year to the survey. Vacancy rate: 3.3%. Across the City of Toronto, average rents rose 3% over the year (same-structure sample). CMHC Rental Market Survey, October 2025.

Region-wide asking rents (Toronto area (CMA), Q1 2026, Statistics Canada, Quarterly Rent Statistics): bachelor $1,760 · 1-bed $2,110 · 2-bed $2,660 · 3-bed $3,250. Rentals.ca & Urbanation National Rent Report, July 2026: City of Toronto average $2,577 across all unit types.

Getting around

Distances from this building

Nearest stop: Spadina Rd at Strathearn Blvd South Side · 118 m
Stops within 500 m: 6
Bus routes: 33
Nearest subway: St Clair West Station · 606 m
Nearest intersection: Spadina & Thelma · 46 m

TTC schedule data · routes serving stops within 500 m · straight-line distances · nearest intersection from CornerFacts, our sister site

Who lives in the area

Whole neighbourhood — not this building

Households renting: 51.4%
Renters paying 30%+ of income: 45.7%
Renters in subsidized housing: 6.5%
Median household income: $109,000
Average household: 2.1 people
Median age: 46
Homes in 5+ storey buildings: 44%
Moved in the past year: 10%
Residents: 12,216

2021 census · Forest Hill South

Area safety

Whole neighbourhood — not this building

2026 so far (to June): 14 break-and-enters, 9 assaults, 4 auto thefts and 3 robberies — 37% fewer than the same months of 2025

Full year 2025: 40 break-and-enters, 24 assaults, 13 auto thefts and 9 robberies — break-and-enter runs above the typical Toronto neighbourhood; assault and auto theft below.

311 noise complaints in postal area M5P: 74 in 2026 so far (103 in all of 2025).

Police-reported · whole neighbourhood, not this building

What's nearby

Distances from this building

Parks: Suydam Park 92 m · Montclair Avenue Parkette 219 m · Cedarvale Ravine 317 m
Community centres: Brown Community Centre 1.1 km · Hillcrest Community Centre 1.2 km
Libraries: Wychwood 889 m · Forest Hill 1.5 km

City of Toronto open data · straight-line distances

Schools nearby

Distances from this building

Elementary & middle: Forest Hill Jr & Sr Public School · 637 m
Secondary (high school): Forest Hill Collegiate Institute · 1.6 km
Catholic elementary: Holy Rosary Catholic Elementary School · 522 m
Catholic secondary: Marshall Mcluhan Catholic Secondary School · 2.0 km

Nearest board-run school by straight-line distance — catchment zones are set by each school board, so confirm with the board's Find Your School tool.

Who to contact about building problems. Put requests to your landlord in writing first. Unresolved property-standards issues go to the City through 311 (RentSafeTO). If 311 doesn't resolve it, your councillor's office can escalate: Ward 12 (Toronto-St. Paul's) — Josh Matlow, councillor_matlow@toronto.ca · 416-392-7906.

Score history

Evaluation	Score
Oct 23, 2023	83
Nov 25, 2025	82

Landlord and Tenant Board orders

How to read these orders and codes →

File	Application	Date	Order
LTB-L-027122-26	L1 eviction application for rent arrears	Jun 22, 2026	PDF
LTB-L-019297-26	L1 eviction application for rent arrears	May 21, 2026	PDF
LTB-L-094020-25	L4 eviction — breached a settlement or order	Jan 23, 2026	PDF

Final orders published by Tribunals Ontario (Jan–June 2026 release). An order records the outcome of an application; a high count of L1 (arrears) filings reflects filing activity, not the state of the building. Orders with confidentiality directives are excluded at source.

Landlord or manager of this building? You can request a correction or add a response that will appear beside this record. Every fact above links to its official source and date.