April 2024 Toronto Real Estate Market Report

A number of commentators have focused on April’s negative variances compared to market results achieved in April 2023. Specifically, the fact that sales declined by 5 percent from the 7,114 residential properties that traded hands this year compared to the 7,487 properties reported sold last April.

In addition, heavy emphasis was placed on the number of new listings that came to market and the number of active properties available to buyers at the end of the month. Last year, 11,509 new properties came to market. This April, 16,941 came to market, an increase of more than 47 percent. By month end, there were 18,088 homes available to buyers, almost 75 percent more than the 10,373 properties available last April.

Year-over-year, lower sales and a dramatic increase in supply may give the appearance of a declining market, but a deeper dive into April’s data tells a very different story.

By April of 2023, the Toronto and Region resale market was ascending rapidly. It was ascending so rapidly that in June and July the Bank of Canada, apprehensive as to the strong real estate market’s impact on rising inflation, increased its benchmark rate to 5 percent (where it currently stands). By August, the resale market was in steep descent. That descent has only been reversed during the first four months of 2024. Often, year-over-year comparisons belie and sometimes distort market reality.

Market reality is more accurately reflected by the speed of sales and their sale price as compared to asking prices. In April, all properties reported sold (including condominium apartments), on average, sold at 102 percent of their asking price and in only 19 days. If condominium apartment sales are extracted from the overall numbers, the results are startlingly positive.

In April, all the detached properties that sold in the City of Toronto “flew off the shelf” in only 15 days and at 103 percent of their asking prices. The average sale price for all detached properties in the City of Toronto came in at $1,822,244. More significantly, all detached properties reported sold in Toronto Central, which encompasses some of Toronto’s most expensive neighborhoods, sold in only 18 days and for 100 percent of their asking price. The average sale price for detached property sales in Toronto’s central districts came in at an eye-popping $2,627,700.

Activity in the semi-detached sector was even more robust. All semi-detached properties that became available in the City of Toronto sold for 108 percent of their asking price, and amazingly, in only 12 days. In the 905 Region, activity for semi-detached properties was just as brisk. All sales took place in only 13 days and at 106 percent of asking prices. Semi-detached properties in Toronto’s eastern districts sold at pandemic-level speed. All semi-detached properties sold in only 10 days and at 112 percent of their asking prices. The average sale price for semi-detached homes in April was substantially higher in the City of Toronto than in the 905 Region. The average sale price in the 905 came in at $1,139,929. Furthermore. the average sale price for semi-detached homes in the City of Toronto was almost 20 percent higher, coming in at $1,365,061.

Condominium apartments, the largest segment of available properties, performed poorly in April, acting as a drag on the overall resale market. All condominium apartments that sold in April did so in 26 days, and at only 99 percent of their asking price, a dramatic divergence from detached and semi-detached activity. The average sale price for all condominium apartments sold came in at $728,067. Sales were off by 9.5 percent compared to last April.

Even more concerning is the number of new listings that came to market. In April, 5,542 new condominium apartments came to the market – almost 33 percent of all new inventory. By month end, 7,015 condominium apartments were available to buyers, almost 40 percent of total available inventory.

There are many factors responsible for the disconnect between the condominium apartment market and the ground level market of detached and semi-detached homes. No doubt the increasing inventory represents investor units purchased before or during the pandemic market. With rising financing costs, these units are financially non-performing, and investors are selling to reduce losses. In addition, many thousands of unquantifiable assignment sales are also on the market, competing with listed condominium apartments, resulting in a glut of available inventory.

At first blush, one would conclude that this would be a market opportunity for buyers. Unfortunately, condominium apartments are primarily the homes of choice for first time buyers. Most available apartments are spatially small. Since 2017, all condominium apartments built in Toronto average only 659 square feet. Two decades earlier, they averaged 1,010, still relatively small but quite livable. The same size reduction in units is true for all condominium apartments built in the greater Toronto Region.

These small condominium apartments remain beyond the economic reach of most first-time buyers, many being immigrants without local family support. In Toronto’s central districts, where 63 percent of the City of Toronto’s sales take place, and 41 percent of all condominium apartment sales in the greater Toronto area took place, the average sale price in April was a lofty $829,501. Given today’s mortgage financing costs, a buyer would need a household income of approximately $175,000 to purchase the average price condominium apartment in central Toronto. Canada Mortgage and Housing reports that the average household income in central Toronto is $109,599.

Clearly, the Toronto and Region marketplace is fractured. The ground-level resale market is strong with average sales prices remaining strong, with detached and semi- detached properties selling quickly and for strong sale prices. The rapidity with which ground-level properties sell speaks to the market’s incredible demand, driven by years of population growth due primarily to immigration.

Demand for condominium apartments appears to have waned, primarily due to space constraints as a result of poor, but economically lucrative (for developers), design developments. In addition, for most first-time buyers, even if they were happy to accept these small condominium apartments, at their current price point, they remain unaffordable.

Looking forward, we can expect similar market results in May. The average sale price will continue to hover around $1,150,000, with sales expected to come in at the 7,000 plus range. To some extent the market is in a limbo state, hanging on every statement uttered by the Bank of Canada, waiting for the much-anticipated rate cut. In June? July?


New property listed in Moss Park, Toronto C08

I have listed a new property at 1108 168 King ST E in Toronto. See details here

Spectacular King George Square Corner Unit. Approximately 1125 Sq Ft (As Per Builder Floor Plan) With South & West Exposure & fabulous views of St James Park, The Cathedral and the City skyline. Open concept Living and Dining room with hardwood floors 2 west facing windows and a walk out to the balcony. The Kitchen boasts a breakfast bar, granite counters and stainless steel appliances. Both bedrooms are south facing, the primary has a 4pc ensuite bath, plenty of closets and broadloom. The 2nd br has corner windows with a view down King St and an adjacent 3 pc bath. The den offers French doors, hardwood floors and could be used as an office, tv room or babys room. The suite comes with 1 parking spot and one exclusive use locker.


March 2024 Toronto Real Estate Market Report

March produced the first year-over-year negative variance in 2024. Both January and February saw positive variances. In March 6,560 residential properties of all types were reported sold in the greater Toronto region. Last March 6,868 homes were reported sold, a 4.5 percent decline. This negative variance is misleading and does not accurately reflect how robustly the resale market is performing.

During the first quarter of 2023 the Bank of Canada’s benchmark rate stood at 4.50 percent. Even though it had gradually risen to that number throughout 2022, buyers and sellers had adjusted to the new rate reality, and as a result, the sale of homes in the Toronto region was moving along at a very brisk pace. Too brisk for the Bank of Canada. In June the Bank of Canada once again increased its benchmark rate, this time to 4.75 percent and did so again by another 0.25 percent in July, effectively killing the resale market. The second half of 2023 saw a steady decline in monthly sales, from a high 8,961 in May, before the Bank of Canada began to tighten its monetary policy, to a low of 3,423 reported resales in December.

The higher rates did not come into effect until the summer of 2023. Consequently, reported sales were strong until that time. Sales for March of 2024, although fewer than were reported last March, are actually still strong, beginning to approach historical averages for the month. This happened in the face of the Bank’s 5.0 percent benchmark rate. Once again buyers have adjusted to the prevailing cost of financing and as the resale data in March’s sales activity indicates have re- entered the market in droves. So, as we move through 2024 we should see increased sales every month, particularly if the Bank of Canada begins to reduce its benchmark rate, as is anticipated.

If we extract condominium apartment sales from the market mix the numbers are even more impressive. Detached property sales that sold at an average sale price of $1,308,000 ($1,400,000 in the City of Toronto) sold at 102 percent of their asking price (103 percent in the City of Toronto) in only 17 days. Semi-detached property sales in the region – the sweet spot in the resale market – sold at 107 percent of their asking price (110 percent in the City of Toronto) in an astounding 12 days. In the City of Toronto’s eastern neighbourhoods semi-detached properties sold at 116 percent of their asking price and in only 11 days!

These numbers give rise to two questions. Firstly, if detached and semi-detached properties sold so quickly and above their asking price, why did we not see more sales, and a positive market variance? And secondly, why are condominium apartments, the least expensive housing type available to buyers, not doing well.

Given their price point you would think that condominium apartment sales would do better than the rest of the market? The answer to both questions is the same. Affordability – or lack thereof.

In March the average sale price for all properties sold came in at $1,121,615, 1.3 percent higher than the average sale price of $1,107,018 achieved last March. High average sale prices combined with five-year mortgage interest rates of more than 5 percent, not to mention the mortgage stress tests which add another two percent to buyers’ qualifying ability, take Toronto region properties beyond the affordability capabilities of most buyers. There is voluminous engagement in the market – as the high percentage of sales over asking prices and days on market demonstrate – however most of the buyers in the market are constrained by their household income as it compares to average sale prices.

This problem is even more pronounced for first time buyers who most often are condominium apartment buyers. Even though condominium apartments are the least expensive housing type, the cohort of first-time buyers are, for the most part, buyers with the smallesthousehold incomes. Consequently, in the City of Toronto, where 65 percent of available condominium apartments are located, sales were down by 15.5 percent compared to March 2023, and the average sale price dropped, albeit marginally, to $729,392.

Although supply is increasing it is not doing so at a pace that will dramatically impact the prevailing market dynamics. In March, 13,120 new properties of all types came to market, 15.1 percent more than the 11,394 properties that came to market last year. At the end of March there were only 12,459 homes available to buyers, although higher than last year, still exceptionally low by historical patterns.

Looking ahead to April and the second quarter of 2024 we can anticipate a similar performance to what occurred in March. Sales will continue to increase, but real growth will be constrained by affordability and supply – 47 percent of all available properties at the end of March were condominium apartments, and unfortunately, for the reasons discussed above, the least robust sector of the overall market.


January 2024 Toronto Real Estate Market Report

This first month of 2024 unfolded as anticipated. As 2023 came to an end, an air of optimism began to spread through the Toronto and Region residential resale market. This optimism was driven by the belief that rate hikes by the Bank of Canada were at an end and rate relief was on its way. This was confirmed in January when the Bank met and held its benchmark rate at 5 percent, but more importantly, and for the first time, indicated that it was already planning for rate cuts - it was just a question of when.

This optimism was reflected in January's resale data. The Toronto Regional Real Estate Board reported 4,223 sales for the month. Although not a stellar month, January's sales were 37 percent higher than the 3,083 properties reported sold last year, and 30 percent higher than the 3,435 reported sold in December. The first month-over- month increase since August of 2023.

The average sale price was practically unchanged year- over-year. Last January, the average sale price came in at $1,036,925. This January, it was $1,026,703, a marginal 1 percent decline. The small decline in the average sale price was primarily driven by declining condominium apartment prices in the 905 Region. Year-over-year, they declined by almost 3 percent. Condominium apartment prices in the City of Toronto remained unchanged comingin at $709,419.  The average price for condominium apartments in the 905 Region was $628,375 in January.

A noticeable difference between January 2023 and January 2024 was the length of time properties took to sell. Last year, all properties (on average) sold in just 29 days. This year, that number jumped to 37 days, a substantial 28 percent increase. Even though more buyers purchased homes this January compared to January 2023, they did so deliberately. What is encouraging is that more buyers managed to overcome the affordability challenges that have been restricting the resale market.

Another positive development in the market was the change in availability - although not as dramatic as the change in average days on market. In January, 8,312 new properties came to market - no doubt many of these were relisted properties. Last year, only 7,836 came to market, 6 percent fewer than this year. At the end of January, there were 10,093 homes of all property types available to buyers, 8.5 percent more than the 9,300 available last year.

January's numbers point to improved sales numbers and, no doubt, increasing average sale prices as we move through the year. Buyers took advantage of lower available mortgage interest rates due to lender competition and will become even more active as the economy moves towards Bank of Canada rate cuts, now expected in June. Given the staggering population growth in the Toronto and Region resale marketplace, and the sizeable pent-up demand generated by affordability challenges, all signs point to a very strong resale market for 2024.

It will be interesting to observe what the impact of various legislative changes will have on the City of Toronto's luxury market. Starting in 2024, buyers of high-end real estate will be required to pay egregious land transfer taxes. Buyers of properties having a sale price of over $5 million will be expected to pay a tax of 5.5 percent of the purchase price, 6.5 percent for properties sold over $10 million up to $20 million and 7.5 percent for sales over $20 million. This tax is in addition to the provincial land transfer tax (approximately 2.5 percent of the sale price). A buyer of a $10 million home in the City of Toronto will be expected to pay an eye- popping land transfer tax of $652,950 ($236,475 provincial and $416,475 City of Toronto). In addition, the City of Toronto increased its vacant home tax to 3 percent of the assessed value of properties starting in 2024.

The combined effect of these taxes, in addition to a proposed municipal property tax increase of more than 10 percent, makes the City of Toronto's real estate residential market very expensive compared to other jurisdictions, even within Ontario. These politically motivated measures, though well intentioned, will have the opposite of their intended impact. Toronto is becoming less, not more, affordable.


I have sold a property at 158 Fulton AVE in Toronto

I have sold a property at 158 Fulton AVE in Toronto on Oct 20, 2020. See details here

Renovated Playter Estates Home Located On A Beautiful Tree Lined Street, Jackman School District. Combined Living/Dining W/Hardwood Floors, Wood Burning Fireplace & Powder Room. Open Concept Kitchen W/Breakfast Bar, Granite Counters, 4 Appliances & Walkout To Deck & Garden. 2nd Flr Offers 2 Bedrooms Both With Hardwood Floors 2 Double Closets, Fireplace & An Oversized 4Pc Bath, 3rd Flr Bedroom With W/O To Roof Deck, Beautiful Landscaped Front & Back Gardens


I have sold a property at 606 168 King ST E in Toronto

I have sold a property at 606 168 King ST E in Toronto on May 9, 2023. See details here

Fabulous King George Square, Approx 758 Sqft As Per Builder Plan, 1 Br + Den, 2 Baths, Sunny Bright South Exposure, Open Concept Kitchen, Granite Counters In Kitchen And Baths, Breakfast Bar, Recessed Pot Light And New Track Lighting, Cedar Deck On Balcony, Steps To St. Lawrence Market, Shops, Restaurants & More! Photos From Previous Listing Other = Private Balcony


I have sold a property at 3001 120 Homewood AVE in Toronto

I have sold a property at 3001 120 Homewood AVE in Toronto on Oct 20, 2020. See details here

The Verve! Wonderful N/W Corner, Split 2 Bedroom, 2 Bath Unit.In Tridel Community, Leed Certified Energy Efficient. Unobstructed West Facing Balcony, Open Concept Living/Dining/Kitchen. New Plank Style Hardwood Floor Throughout. Fabulous Amenities! Rooftop Pool & Bbq Area, State Of The Art Gym, Yoga Studio, Billiards, Theatre, Party Room, Concierge And Visitor Parking.


I have sold a property at 908 138 Princess ST in Toronto

I have sold a property at 908 138 Princess ST in Toronto on Oct 20, 2020. See details here

East Lofts Designed By Peter Clewes-Architect Alliance + Ii By Iv Interior.Stunning Modern Contemporary 1754 Sq Ft Sw Corner, 3 Br, 2 Baths, Bespoke Kitchen, Upgraded Appl. Incl/Gas Range, Spacious Living/Dining With B/I Shelving/Cabinets, Gas Frpl, 3 W/O's To 40 Ft Wide Balcony W/Gas Line, Master- W/I Closet, 3 Pc Ensuite, W/O To Balcony, Laundry Rm Has B/I Cabinets, Upgraded Wide Plank Wood Flrs, 9 Ft Exposed Concrete Ceilings. 2 Prkg 2 Lockers 2 Bike Racks


I have sold a property at 711 222 The Esplanade ST in Toronto

I have sold a property at 711 222 The Esplanade ST in Toronto on May 9, 2023. See details here

Beautifully Renovated 1 Bedroom And Den At Yorktown On The Park. Located Within Walking Distance Of 3 Great Neighbourhoods. St Lawrence Market, Corktown & The Distillery District. Modern Kitchen With Stainless Steel Appliances, Granite Counter And Breakfast Bar. Spacious Master Bedroom With Walk-In Closet Boasting Built-In Closet Organizers, Renovated Semi-Ensuite 4 Pc Bathroom. 1 Parking Included.


I have sold a property at 703 168 King ST E in Toronto

I have sold a property at 703 168 King ST E in Toronto on Oct 20, 2020. See details here

Fabulous King George Square, Open Concept Approx 638 Sqft As Per Builder Plan, 1 Bedroom, 1-4 Bath, Bright East Exposure, Open Concept Kitchen, Breakfast Bar, Laminate Floors Throughout, Steps To St. Lawrence Market, Shops, Restaurants & More! Parking And Locker Included


I have sold a property at 1106 - 130 Carlton ST in Toronto

I have sold a property at 1106 - 130 Carlton ST in Toronto on May 9, 2023. See details here

One Of Torontos Best Kept Secrets. Steps To Yonge Subway & Loblaws Mega Store, Street Car At Front Door. Opposite Famous Allen Gardens. Prize Winning Tridel Building: Over 2100 Sq Ft Of Living Space. Open Concept Living& Dining Room, Family Room, 2 Sided Wood Burning Fireplace, Eat Kitchen, Loads Of Closets, Master Offers 2 Walk-In Closets, 5 Pc Bath, W/Whirlpool Tub & Cedar Sauna. New Floors And Freshly Painted. 2 Car Parking, Pictures From Previous Listing