Assignment on Residential property: An Analysis

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Residential property: An analysis

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Table of Contents
1.0 Area and city analysis................................................................................................................3
1.1 General locale........................................................................................................................3
1.2 Economic background...........................................................................................................4
1.3 Population trends...................................................................................................................5
1.4 Government and planning policies........................................................................................7
1.5 Transportation facilities.........................................................................................................9
1.6 Real estate summary............................................................................................................10
1.7 External Obsolescence.............................................................................................................13
1.8 Other significant factors......................................................................................................13
1.9 City/Area map......................................................................................................................13
2.0 Neighbourhood Analysis.........................................................................................................14
2.1 Neighbourhood boundaries..................................................................................................14
2.2 Location of the subject property..........................................................................................16
2.3 Age and history of the neighbourhood................................................................................16
2.4 Percentage built-up..............................................................................................................16
2.5 Type and quality improvements..........................................................................................16
2.6 Land use...............................................................................................................................17
2.7 Emergencyservices..............................................................................................................18
2.8 Externalobsolescence...........................................................................................................18
2.9 Real estate market................................................................................................................18
2.10 Population characteristics and trends.................................................................................21
2.11.1 Economic status of typical inhabitants...........................................................................22
2.11.3 Sources of employment..................................................................................................25
2.11.4 Transportation facilities..................................................................................................25

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2.11.5 Educational facilities......................................................................................................26
2.11.6 Shopping facilities..........................................................................................................26
2.11.7 Places of worship............................................................................................................26
2.11.8 Parks and playgrounds....................................................................................................27
2.12 Summaryand conclusion...................................................................................................27
2.13 Neighbourhood map..........................................................................................................27
Reference List................................................................................................................................30

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1.0 Area and city analysis
1.1 General locale
The province with regard to the analysis of the municipality is Ontario. The municipality in this
regard is the City of Toronto. Unlike other municipalities in Ontario that are governed by the
Municipal Act of 2001, the City of Toronto is governed by the City of Toronto Act of 2006. It
governs Toronto, the capital of the Canadian province of Ontario at the local level accordingly. It
is also implied that the governing body for such municipality is the Toronto City Council in
accordance with the rules of the City of Toronto Act of 2006. It is headed by the mayor of
Toronto. The city manager for Toronto City Council is entrusted with the overseeing of the
modus operandi of the local government under the supervision of the mayor and the Toronto
City Council accordingly. The public transport and police in Toronto are also governed by the
Toronto City Council by the virtue of the Toronto Transit Commission and Toronto Police
Service accordingly. It is imperative that the City of Toronto has played an essential role with
reference to the governance of Toronto in an effective manner as far as its status as a major city
driving the economy of Canada is concerned that leads to the desired results accordingly at the
local level of Toronto. The office of the Toronto City Council is located at Queen Street West, a
thoroughfare in Toronto. It is governed by the Legislative Assembly of Ontario. It is observed
that Toronto City Council has helped the City of Toronto to grow and progress in an incredible

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manner as far as the desired outcomes are concerned thereby implying development in various
spheres in an incredible manner and being able to attract people from all over the world.
The city that is closest to the City of Toronto municipality is Mississauga which is at a distance
of twenty eight kilometres. Brampton is at a distance of thirty one kilometres from the City of
Toronto. Waterloo from the City of Toronto is ad a distance of around one hundred and
seventeen kilometres. London is at a distance of one hundred and ninety one kilometres from the
City of Toronto. The Niagara Falls city is located at a distance of one hundred and twenty one
kilometres south of the City of Toronto. The city of Guelph is located at a distance of around
ninety thousand kilometres from the City of Toronto municipality. Ottawa, the capital of Canada
is at a distance of four hundred and forty nine kilometres. As a result, it is deduced that the
municipality is commutable through road and rail accordingly as far as connecting the aforesaid
cities in an effective manner is concerned. It has also been observed that Toronto has played an
extremely important role in developing connections through land with cities not only in Ontario
but also Canada and the United States of America as far as buses and trains are concerned taking
account of the efforts made by the municipality.
1.2 Economic background
The community that needs to be analysed in the local level would be the Toronto Community
Housing Corporation that would help in the drawing of inferences pertaining to the aims and
objective in an effective manner accordingly. It was established in 2002 succeeding the
Metropolitan Toronto Housing Company. Taking account of the present scenario, it is imperative
that the Toronto Community Housing Corporation has played in important role in providing
tenancy to people as per their income in addition to the levels of market rents accordingly
(Agarwal et al. 2018). As a result, it is imperative that the Toronto Community Housing
Corporation has helped in reasonable housing being provided to tenants in a considerable manner
that has led to the attraction of tenants in Toronto to a significant extent as far as the paying of
reasonable rents is concerned.
It is observed that the most notable industry which has had a huge impact on the Toronto
Community Housing Corporation is the manufacturing industry as far as the economic welfare of
the people under the purview of Toronto Community Housing Corporation is concerned thereby
leading to the favourable outcomes in terms of benefits on a long term basis. It has also led to the

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generation of finances to a considerable level as far as the employment opportunities for the
people living in the housing are concerned accordingly (Amar and Teelucksingh, 2015). As a
result, it is imperative that the employers associated with the manufacturing industry have played
the key role for the welfare of Toronto Community Housing Corporation in an effective manner.
In this regard, there has been progress and development for Toronto Community Housing
Corporation to a considerable extent as far as the revenues are concerned with reference to the
profits earned by the manufacturing industry in a considerable manner. It has also led to the
improvement in economic conditions for people as far as the creation of various kinds of
opportunities pertaining to employment is concerned.
The Toronto Community Housing Corporation has off late seen a positive development in terms
of economic aspects in a drastic manner as far as the desired results are concerned accordingly.
In this regard, the trends pertaining to housing markets have depicted a promising growth off late
as far as the economic growth is concerned accordingly. In this matter, there has been an upsurge
in the overall economy of Toronto at the local level that has led to the transformation of real
estate to a certain extent as far as the market conditions are concerned.
In the last one or two decades, it is hereby observed that the Toronto Community Housing
Corporation has improved to a considerable extent as far as the City of Toronto is concerned. It
has led to the development of Toronto as a city to a huge extent as far as the international level is
concerned thereby leading to the beneficial outcomes taking account of the long run. In a
nutshell, Toronto Community Housing Corporation has provided tenancy to a huge level.

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1.3 Population trends

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As far as the trends pertaining to population are concerned, it is observed that there has been in
increase in population of Toronto to a considerable level. The statistical data imply that the
growth pertaining to population off late is quite significant with respect to the demographic
trends accordingly. The main factor with respect to increase in population in Toronto is
immigration along with the influx of people due to infrastructural development in Toronto to a
huge level (Revington and Townsend, 2016). As a result, it is imperative that the increase in
population for Toronto is significant taking account of the statistics in an in-depth manner. It is
also observed that the infrastructural development of Toronto has also led to the attraction of
people to a huge extent along with the opportunities for jobs and education accordingly in
addition to the prevalent trends pertaining to the economic growth in Toronto to a huge level.

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As implied by the statistical data of 2016, children comprise of about 15% of the population. The
youth is of 12% of the population. The people who are employed in some form or the other
comprise of 45% of the population. The people who are about to retire from work permanently
are of 12% as far as the population of Toronto is concerned. 16% of the population of Toronto
comprises of senior citizens. It is also imperative from the latest statistics that the married
population is comparatively lower than the population not married as far as the demographic
trends are concerned (Statistics Canada, 2019). The middle aged population who are engaged in
some kind of employment in a gainful manner comprise most of the population of Toronto.
It is imperative that the health infrastructure for Toronto has also improved to a considerable
level as far as the present trends are concerned accordingly. As a result, it is imperative that the
health has been an important factor in terms of population growth in the recent past in Toronto to
a considerable extent that has led to the infrastructural growth in Toronto to a certain extent as
far as the desired results are concerned with reference to long term benefits accordingly.
Therefore, it can be deduced that the aspect of infrastructure pertaining to health has helped
population growth in Toronto to a considerable level.
1.4 Government and planning policies
The governance for the City of Toronto is carried out by the Toronto City Council as far as the
municipal affirms being controlled and supervised in an effective manner is concerned in terms
of the desired outcomes for Toronto as a city at the local level. The legislation in this regard is
the City of Toronto Act of 2006 which lays down the provisions pertaining to governance in the
manner as desired as far as the welfare of Toronto as a city in an incredible manner is concerned
accordingly. As a result, it is imperative that such a legislation being properly enforced helps in
the effective modus operandi of the Toronto City Council that leads to the beneficial results for
Toronto as a city to a considerable extent accordingly.
The zoning changes are influenced through the amendments to zoning by-laws as far as Toronto
is concerned accordingly. In this regard, an application pertaining to the amendment of a Zoning
By-law which is also termed as rezoning or Minor Variance would help in the execution of
changes in an effective manner as far as the desired results are concerned accordingly. Such an
aspect is prevalent in Toronto as far as development by the virtue of planning is concerned
accordingly. The Zoning By-laws for the City of Toronto can be appealed if the required

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procedure is followed in a proper and appropriate manner. As a result, it is observed that the
zoning changes play a huge rule in the development of the City of Toronto in an effective
manner that leads to the viable results at the local level as far as the benefits in the long run are
concerned taking into consideration the applicability of the Zoning By-laws in an appropriate
manner as far as the amendments are concerned.
The Planning Department of the City of Toronto oversees the affairs related to the issuance of a
Development permit by the following of an appropriate system accordingly. The has been proved
to be effective in nature as far as the improvement in the aspect pertaining to Zoning By-law is
concerned thereby leading to management in an efficient manner with reference to buildings and
related properties. It is facilitated by the Planning Act of 2007. The system pertaining to
Development permit has led to the effective results in terms of Toronto as far as its planning as a
city is concerned (Sriram and Tarasuk, 2016). Therefore, it is hereby inferred that the issuance of
a Development permit would facilitate the ease for the changes which are to be incorporated for
the benefits in the long run accordingly as far as the planning in an effective manner is concerned
taking account of Toronto.
The costs in terms of the applications for the formulation and amendments to Zoning By-laws
imply the fees involved which are to be disbursed so as to imply that the amendment comes into
force. The timeframes in this regard are enshrined and envisaged in the Planning Act of 2007
which are to be considered in an appropriate manner in terms of the execution in the manner as
desired that would help in the effective results as far as the beneficial outcomes are concerned.
With regard, the development permits, the costs imply the application fees that are needed to be
paid for the completion of the formalities along with the following of the applicable timeframes
accordingly. As a result, it is observed that in case of development permits and the Zoning By-
laws, the adherence to the timeframes are essential in addition to the payments regarding
application fees in a proper manner as far as the beneficial results in the long run are concerned
accordingly.
It is imperative that the planning of the City of Toronto in an effective manner has been taken
into consideration. In this regard, the polices at the local level have been analysed accordingly
with regard to the incredibility in terms of the planning and development of Toronto as far as the
beneficial outcomes are concerned (Shier et al., 2016). As a result, the aspects pertaining to

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zoning changes along with the issuance of development permits have also been taken into
consideration thereby leading to the desired results as far as the following of a systematic
approach is concerned accordingly.
1.5 Transportation facilities
The area is accessible in terms of transportation in an incredible manner as it is well connected
by road, rail and air in manner that would facilitate the ease of commuting without any major
hurdles or obstacles. Railways along with highways and public transit are the major forms of
transportation in Toronto. The infrastructure with reference to transportation in Toronto is quite
incredible in nature with respect to the accessibility. In this regard, it is observed that the
economy of Toronto has developed to a considerable level along with population growth due to
proper transportation being facilitated in the manner as purported so (McGregor and Spicer,
2017). It has also led to the generation of revenues in a significant manner as many people in
Toronto avail public transport to a huge extent as far as commuting is concerned accordingly as
far as the appropriate connectivity is concerned that leads to satisfaction as far as the saving of
time and costs are concerned.
The bus service in Toronto is through the regional public transit system known as GO Transit
that helps commuters to get to their destinations in a timely manner without any major issues or
problems accordingly. The terminal is located at the Union Station; the main railway station of
Toronto as far as local bus service is concerned. As far as the trucking services in Toronto are
concerned, they are provided by various tricking companies based in Toronto as far as the
delivery of the goods in a timely manner is concerned to the correct destination thereby leading
to the viable results accordingly. As a result, it is observed that both services related to trucks
and buses in Toronto are incredible in nature as far as the viable results are concerned. Such
services help in the connection of Toronto to other major cities in Canada in an effective manner
as far as road transport is concerned.
There are a number of highways that serve the City of Toronto. The main Highway in this regard
is the King’s Highway 401 which is a bypass for Toronto. It is termed as the busiest highway in
Canada. The western edge of King’s Highway 401 connects with King’s Highway 427 which is a
connecter for the Toronto Pearson International Airport and the Gardiner Expressway. King’s
Highway 409 in that very area which facilitates the traffic of King’s Highway 401 towards the

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airport directly. To the west of King’s Highway 427, Gardiner Expressway assumes as Queen
Elizabeth Way connecting to destinations such as Niagara Falls. These are the major highways
passing through Toronto as far as commuting to the city in a feasible manner through roads is
concerned.
The public transportation system in Toronto is geared towards catering along kinds of people as
far as the analysis of the people with special needs is concerned. The city buses offer services in
terms of wheelchair for people with certain set of disabilities accordingly thereby providing
comprehensive solutions in an incredible manner. Additionally, wheel char taxis have also
gained prevalence on the streets of Toronto to a huge level as far as the desired results are
concerned. The service is known as Wheel-Trans that have been initiated in 1975 by Toronto
Transit Commission. It is hereby observed that people with restricted mobility are catered by
buses and taxis in Toronto in an incredible manner as far as the satisfactory outcomes are
concerned in the interest of rights of such people with respect to human dignity being protected.
As a result, such an initiative undertaken by Toronto Transit Commission is quite incredible in
nature as it has helped various people with restricted mobility in Toront in an incredible manner.
As far as the property valuation is concerned, market conditions for Toronto are favourable with
regard to the availability of public transport in Toronto in an incredible manner. It has led to the
housing prices being increased taking into consideration the aspect of real estate accordingly
with reference to the dwellings as far as the kinds of property are concerned accordingly taking
account of the recent trends in population growth at a considerable level taking into
consideration such information accordingly as far as the highways along with transportation are
concerned. Therefore, it is observed that the property valuation depends on the population along
with the infrastructure available that leads to the outcomes as purported so taking into
consideration the subject property type which is 28 Clementine Road at Toronto accordingly.
1.6 Real estate summary
The market conditions imply economic stability as far as the modus operandi of the businesses is
concerned which implies the generation of revenues and profits to s considerable level
accordingly that implies the effectiveness in terms of financial operations as far as the desired
results are concerned. All kinds of properties, whether commercial, residential, retail or industrial
are of promising values that would lead to the effective results taking into consideration in terms

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of the possible beneficial outcomes as far as the future is concerned taking into account the
aspect of satisfaction in general.
The single family residential homes are the most common houses being purchased or rented as
far as Toronto is concerned. It is imperative form the statistical analysis that the detached houses
comprise of most of the dwellings in Toronto as far as occupation in an extensive manner is
concerned accordingly. There are various factors in terms of the preference of such kinds of
properties over other kinds of dwellings. Such factors include old age, commuting to work along
with property prices being high taking account of Toronto. However, it is also observed that all
kinds of dwellings have recorded considerable level of preference as far as staying is concerned
in a satisfactory manner. 39.6% of the people preferred to stay in single family residential homes.
29.4% of the people stayed in apartments that were less than five stories. 10% of the people
stayed in stayed in apartments that were more than five stories. 4.2% of the people occupied the
duplex houses and 16.8% of the population stayed in other kinds of dwellings. Such an aspect
was prevalent in 2016 as far as Toronto is concerned. As a result, it is observed that the single
detached houses are the most preferred forms of dwellings as far as Canada is concerned. Such
an aspect is prevalent not only in Toronto but also in Ontario at the respective provincial level
and Canada at the federal level.
It has been analysed that there has been a growth in the overall Gross Domestic Product as far as
the economy of Toronto as a city is concerned. In this aspect, exports contributed for the growth
in the Gross Domestic Product in a significant manner. Additionally, services along with imports
also led to the extensive growth of the Gross Domestic Product taking account of Toronto as far
as the desired results are concerned. The demand at the domestic level also implied the economic
growth to a significant extent as far as the desired results are concerned accordingly. The
investment in the non-residential buildings fell to a certain level as far as the businesses are
concerned. There was an increase in the costs and outlays with reference to goods and services to
be used by households in a significant manner as far as the consumption is concerned
accordingly. In this regard, expenditure in terms of government final consumption also rose to a
certain extent. There has also been arise in the costs pertaining to the transfer of ownership as far
as the scenario in 2016 is concerned accordingly as far as the upgradation in terms of investment
in a significant manner is concerned. In this regard, expenditures in terms of transportation also

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increased in a considerable manner in addition to vehicle repairs and maintenance with reference
to fuels along with the costs and outlays involved. There has also been a rise in the expenditure
in the household goods to a certain extent accordingly. The disposable income of households
also saw a rise to a certain extent accordingly. As a result, it is observed that such factors have
led to the increase in property to prices to a considerable level as far as the single detached
houses in Toronto are concerned.
Taking account of 2018, the land values in Toronto were priced at nine hundred forty six dollars
per square feet as far as the averages are concerned. It is observed that the availability of vacant
land in Toronto is promising in nature thereby leading to investments to a huge extent as far as
the desired results are concerned. Both serviced and unserviced accommodation in Toronto is
available in a significant manner in order to cater people as per their tastes and preferences in a
significant manner accordingly. It is implied that the serviced accommodation charge higher
rents than the unserviced accommodation taking account of the facilities being available in
serviced accommodation accordingly. Due to the increase in population along with the housing
prices, the constriction costs have also risen to a certain extent off late. It costs minimum one
hundred fifty dollars and maximum two hundred and fifty dollars to build a house as far as the
rates in terms of per square feet is concerned accordingly. Due to the skyrocketing of housing
prices in the recent past, there has been a significant improvement in the values of the property
accordingly. In this regard, the rental and vacancy rates have also risen to a considerable level
accordingly. It is observed that the best deals regarding the sales of properties in Toronto take
place in summer that lead to the effective results due to sales in a considerable manner
accordingly. Such is the scenario since property sales during that period occur at faster rates than
the other periods in the calendar year accordingly in addition to the procurement of huge amount
as a result of sales accordingly. Additionally, sales prices during those times are also higher for
all kinds of real property as far as the transfer of ownership in an effective manner is concerned.
The availability in terms of financing is mainly in the form of loans from banks. In this matter,
banks offer different schemes of loans as far as the repayment later on is concerned accordingly.
The loans are available for the starting of businesses also as far as the required capital in question
is concerned in addition to the applicable regulations, policies, frameworks and the laws
accordingly. Additionally, the fees of real estate have also escalated in the recent past taking
account of Toronto with regard to the increase in prices of real property accordingly. Taking

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into consideration the real market in Toronto, it is observed that there has been a massive gap in
the demand and supply in Toronto as far as the sale and purchase of property is concerned. Such
data is imperative with regard to the influence n the market rents along with valuation of the
property in terms of costs in an effective manner as far as the future is concerned.
1.7 External Obsolescence
There are various factors which would have a huge impact on the property type. The main factor
in this regard would be the changes in the amounts of rents to be paid thereby leading to the exit
of tenants in a significant manner. Such an aspect has a huge influence in the valuation of
property in Toronto as far as the real estate market conditions are concerned.
1.8 Other significant factors
Precipitation mainly occurs in winters in Toronto as far as snowfall is concerned accordingly.
Snowfall mainly occurs from November to the middle of April. Summer is from May to July
during which property sales occur to a huge level as far as the rise in demands is concerned along
with the increase in property prices. Rainfall is also inclusive of precipitation which occurs in
Toronto mainly during the summer months which is from May to July usually.
With regard to marketplace, it is also observed that the sprawling up of businesses would lead to
the improvement in property valuation in Toronto to a considerable level. It would also lead to
the influence of demand and supply rates to a considerable level taking account of their tastes
and preference of customers as far as the market conditions are concerned accordingly that
would lead to the desired results.
1.9 City/Area map

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Taking account of the map aforesaid, it is observed that the area is located in the east of Canada
on the banks of Lake Ontario. The neighborhood is in the east of Toronto under Scarborough, a
former suburb of Toronto as highlighted in the map accordingly with reference to Highway 401
to its northern side. The subject property is also located in the area that has been highlighted
with reference to Scarborough accordingly.
2.0 Neighbourhood Analysis
2.1 Neighbourhood boundaries
The subject property is located in Scarborough, in the City of Toronto and Ontario Province.
The address of the property includes 28 Clementine square, Toronto, ON M1G 2V7
Woburn is a neighbourhood of that is located to the eastern side of the border of Toronto. It is
bordered by the highway 401 in the north, Orton Park to the east, McCowan Road in the west
and Lawrence Avenue in the South. The residencies are divided into the high rises and the single
detached homes, which tend to include around 90% of the residencies.

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In the north it is bordered by the Ellesmere Road, in the east lies the Scarborough Golf Club
Road, in the west it is bordered by Markham Road and it is bordered by BrimortonDr. There is a
Muslim prayer house ‘Masjid Al-Jannah near to the subject property. The subject property lies
4.5 km from the Scarborough Town Centre. In the close proximity lies the Woburn Collegiate
Institute.

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2.2 Location of the subject property
The subject property 28 Clementine square, Toronto, ON M1G 2V7 is located in the south of
Woburn. The property is right off the Ellesmere Road and is found to be at the junction of the
Markham and the Ellesmere road. It is also boarded by Gander DR in the East. Since it is close
to Woburn neighbourhood so the people of this property can have a very easier access to this
area. Even most of the public schools and colleges can be easily be accessed at Woburn.
2.3 Age and history of the neighbourhood
In Woburn, Wyandot burial mound is situated. The burial mound dates to 1250 and contains
around 500 graves with the skeletons that are buried into it in a manner that is consistent with
that of Huron Feast of Dead. At the south of Painter Post Drive there is a post office and
Markham Road and on the Ellesmere Road there is a school house. Woburn College Institute is
considered to be important site for early community. The intersection of Markham Road and the
Painted Post was also considered a site of the Woburn Hotel and off the road located was the
Woburn Hall. The early meeting of the Scarborough Council from the 1850s to 1922 was held at
the Woburn Hotel. The southwest of Woburn is connected by the Paint Post Drive and Danforth
Road and Avenue to Toronto and in the east it was connected with Colonel Danforth Trails and
Military Trails to Kingston Road.
2.4 Percentage built-up
The approximate percentage built-up for the neighbourhood is around ninety percent thereby
implying few sites which comprise of vacant land. It has been observed that the areas comprising
of vacant land with regard to the neighbourhood can be used for residential purposes in the long
run as far as the building up of houses is concerned.
2.5 Type and quality improvements
The kinds of construction involved in the neighborhood imply concrete block foundations as far
as the areas surrounding Woburn is concerned. In this regard, there are both commercial and
residential properties in Woburn that mainly undertake such kinds of construction accordingly.
The improvements include the high-rise apartments along with the detached houses as far as
occupancy is concerned. The architectural styles and designs for the buildings are modern in
nature which is acceptable as per international standards in addition to certain old buildings that
have followed the various forms of classical styles accordingly. Taking account of the Cedarbrae

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Mall, it is observed that the age for renovation and improvements of properties on an average
basis is fifty years.
2.6 Land use
According to the official plan of City of Tornto, there are a number of zoning designation. There
are a number of properties in Woburn neighbourhood which includes the single family
dwellings, commercial properties, condos and more. Even there is designated land got industrial
employment

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2.7 Emergencyservices
The emergency services that are available to the subject property includes the Scarborough and
Rouge Hospital, Toronto Police Service 42 Division and St Johns Ambulance First Aid Training
and Supplies.
2.8 Externalobsolescence
The subject property is near to a mosque nearby so it is likely there would be more number of
Muslims visiting the place quite often. That might affect the other religious groups in the area.
2.9 Real estate market
Taking account of the analysis of the city as carried out in the report earlier. It is imperative that
the market pertaining to real estate in the neighbourhood of Woburn has a significant impact as
far as the desired outcomes are concerned with respect to property valuation accordingly. It is
also observed that the area surrounding the subject property has witnessed significant increase in
property prices as far as the real estate is concerned. Taking account of the data of 2016, it is
observed that the neighbourhood of Woburn has witnessed significant increase in population that
has had a huge impact in the prices of the property to a considerable extent accordingly. It is also

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observed that there has been a transformation in real estate in Woburn in the recent past taking
into consideration the infrastructural development in the neighbourhood accordingly. The market
condition with respect to the property prices in Toronto as aforesaid has influenced Woburn to a
huge level as far as the changes in terms of property valuation in the neighbourhood are
concerned accordingly. As a result, it is observed that the increase in the property prices in
Toronto has had a huge impact over the market conditions of Woburn to a considerable extent
accordingly. The costs and outlays pertaining to households also have had a huge impact over the
modus operandi of the real estate market in Toronto to a huge level as far as the utilisation of the
goods and services by the households is concerned that has led to the increase in the
construction costs accordingly. The recreational facilities in Woburn have also contributed to the
property prices in Woburn as far as the aspect of attractiveness is concerned with reference to
tranquillity being found in the salubrious surroundings as far as parks are concerned. The rents
have also been influenced due to educational institutions in Woburn as far as most of the tenants
being students are concerned accordingly. The Toronto ravine system in Woburn is also a major
factor pertaining to the impact on the real estate market of Woburn to a huge level accordingly.
In such matters, there has been a considerable influence in the property valuation at Woburn as
far as desired outcomes are concerned with reference to tenancy and transfer of property
accordingly. Both serviced and unserviced accommodations are available in Woburn in order to
cater to the tastes and preferences of people in an effective manner as far as the satisfactory
results are concerned accordingly. Taking account of Toronto, the service accommodations at
Woburn are priced higher than the unserviced accommodation as far as the facilities are
concerned. The surroundings of the subject property imply that the property prices are also
influenced by weather conditions as far as the calendar is concerned.
The main marketing periods for properties in Woburn occur in summer taking account of the
high number of sales is concerned that leads to the huge revenues in terms of real estate. In the
month of May, it is observed that the properties are sold at the fastest pace than any other time of
the year which has a huge impact on the listing of the prices accordingly. As a result, it is
observed that the summer is the best period in terms of real estate market as far as Woburn is
concerned. Additionally, autumn also sees a huge number of tenants booking properties in
Woburn. Such tenants are basically students who start their courses in September. The selling
price is more than the list price taking into consideration the ratio accordingly. It has observed

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that the supply with regard to houses in Woburn in the recent past has decreased to a
considerable level thereby failing to address the demands in the market in a considerable manner
accordingly. As a result, the rents have escalated to a certain level accordingly. As a result, it is
imperative that the valuation of property has been largely affected due to the upsurge of
population in Woburn off late. There are various terms and conditions with regard to the
purchase or renting of properties in the neighbourhood where the subject property is located. The
common terms and conditions in this regard imply the availability of chattels in the properties
with reference to the price along with the infrastructural aspect of the property accordingly with
regard to furniture along with the fittings concerned. The finances are available in the form of
loans from the banks or firms providing financial services as far as the property schemes in
question are concerned along with the aspect pertaining to the repayment of loans. It is
imperative that different banks offer different schemes in terms of loans as far as the interest
rates are concerned taking account of the aspect of mortgage rates in Woburn taking account of
the financial capacity of the purchaser as far as the goals and objectives to be achieved are
concerned with regard to the condition in terms of mortgage being void on the purchase of
property accordingly. As a result, it can be deduced that the property valuation in Toronto affects
Woburn to a considerable level.

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2.10 Population characteristics and trends
The population of the Woburn, a neighbourhood of the subject property includes 53485. From
2011 to 2016, the population has changed by 0.3%. The population density in the area is 4345
people per square kilometre. As per the 2016 statistics, it has been found that children within the
age of 0 to 14 years was 9605 (18%), youth between the age of 15 to 24 years of age was 7615
(14%), working age people within the age of 25 to 54 years of age was 21710 (41%), pre-

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retirement people within the age of 55 to 64 years was 6360 (12%) and the seniors in this
category was 65 and above and accounted for 15% (7725). Also, it has been found that the
percentage of the female (51.4%) was higher than that of the male (48.6%) (Toronto, 2016).
Over the period of 2001 to 2016, it has been observed that people under the age group of under
15 has not shown much changes The population within the age of 25 to 54 years had shown
considerable reduction. As per the 2016 figures, it can be evaluated that the 41% of the people
were within the age group of 25 to 54 years, under 15 years was 18%, 14% was within theage of
15 to 24 and 12% and 13% was within the age of 55 to 64 and 65 to 84 respectively. Within the
age of 25 to 29 years there has been a rapid increasing trend for this age category. Even the
teenage category 15 to 19 years also has shown a rapid increase. The average median age of
people in this neighbourhood was 36.9. Average age of male and female was 35.2 and 38.6
respectively. On the other hand the average age of the city is 39.3. While the average mean age
is 38.7 and the age of male and female is 37.5 and 39.7 respectively. The age of the people
shows that average female had more age than that of the male counterparts. The relative size of
the 5 year age group from 2001 to 2016 had almost the same trend (Toronto, 2016).
2.11.1 Economic status of typical inhabitants
Families Households and Marital status
In the Woburn neighbourhood, most of the household size in Woburn included 2 members.
There were 26% of the households that included two members. In Toronto, it has been found that
the household size was 1 person i.e. it accounted for 32%/. Both in Toronto and in Woburn it
has been found that one family household was higher in number. IN Woburn it was 66% and in
Toronto it accounted for 59%. 43% of the single adults (within the age of 20 to 34 years) lived
with parents, 7% of the adults were found to live alone, 21% of the seniors within the age of 65
to 84 years were living alone and 39% of the seniors above the age of 85 lived alone. The
average household size has reduced from 2.6 to 2.4 from 2001 to 2016.
The marital status should also be considered while accounting for the economic state. There was
49% of the people who were married and 4Y% living common law. The percentage of the people
who were found not to be married was 33%, 3% of them were separated, 5% of them were
divorced and 6% of them was widowed. Thus, the percentage of unmarried individuals were high
than that of the other categories.

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In Toronto, 61% of the people were found to take in English language and 45% in Woburn was
found to have their mother tongue was English. The other non-English language that was found
to be common in Toronto and Woburn was Gujarati. There was 5295 individuals taking in
Gujarati in Woburn and 3650 in Toronto city. 90.5% of them had the knowledge of the English
language, 0.1% knew French, and 4.5% of them knew both French and English and 4.9% of
them were not aware of any of the official languages.
Income category in Woburn
34% people in Woburn neighbourhood had income within 20000 dollars to 49999 dollars in this
area. This was the highest in this income category. 6% of them were present without any total

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income. Also there was 6% of the people who earned around 80000 and above. . 1(9% of the
income was earned through the government transfers, 70% of them was through employment
income and other market income included about 11%. The income sources for the individuals
with ages more than 15 years was derived from the government transfers and less from the
investment income. The low income measure was 39% for the age group of 0 to 5 years, it was
25% for the age group of 18 to 64 years of age (Toronto, 2016).
Household and Family income and poverty
29% of the total household income was 20000 dollars to 49999 dollars. Only 5% of the total
household income was less than 10000 dollars. Market basket measure was the highest for the
age group of 0 to 5 years i.e. 41%. It was the least for the age group of 65 years and above. The
over percentage of all the age group shows that market basket measure is found to be quite
decent and there exist no serious poverty (Toronto, 2016). Person in the economic families had
median income of 65225 dollars but person not in economic families was found to have a median
of 20914 dollars.
Housing and Mobility
There are 19098 private dwellings in the area. 51% of the private dwelling s was 5+ storey
apartments and 34% of them were single detached houses. Only 9% of them were duplex and
3% of them were less than 5 storied apartment. Most of the construction of the housing (39%)

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had taken place in 1961-1980 and another 33% in the pre 1960s. In the 2000s, there was hardly
any construction that has taken place. During 2011-2016 the construction that has taken place in
the area was 2%. There was 19% condos and 81% were not condos. When considering the
household tenure, it has been found that household owners were higher in number compared to
renter households (Toronto, 2016). Taking into account the core housing need of the Woburn
neighbourhood, it can be seen that sum of all the occupied private dwellings is 18445 and the
sum of the household in the core housing need includes 5335. Considering the mobility it can be
found that 9% of them moved within Toronto in 2015 and in the last 5 years before 2016 as well
there was a movement within the Toronto city(Toronto, 2016). This shows that mobility was
mostly within the city.
Education and Labour
The level of education attainment in the Woburn neighbourhood is considered to be a concern as
27% of the people were found to have attained secondary school and 1$ of them were there with
no certificate, degree or diploma. In case of higher degree, it was found that 21% of then held a
bachelor’s degree and only 10% had attained University for pursuing a course higher than
bachelors level. From the data on the employment status, it has been found that 51.8% of the
people were employed and only 10.6% of them were unemployed. This shows that the level of
unemployment is low in Woburn
2.11.3 Sources of employment
The sources of employment in the Woburn area are wide in variety and there are a number of
jobs prospect. Most of the people in the area are doing manufacturing jobs and service based
employment(Toronto, 2011).
2.11.4 Transportation facilities
Woburn is served by the Toronto Transit Commission bus system. It includes the 954 Lawrence
East Express and the 54 Lawrence East (these express roads tend to serve these area
predominantly) 102 Markham Road, 902 Markham Road Express, 9 Bellamy, and the 16
McCowan, (All the latter express road tend to connect with the Warden Station). Even there are
three bus routes on the Ellesmere Road, which includes the 95 York Mills, 38 Highland Creek
and 133 Neilson (The latter two bus routes serves the Scarborough Centre Station). The Highway
401 also serves this area as it run within the Greater Toronto Area from the east to west.

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2.11.5 Educational facilities
In Woburn there are two public school boards that are found to be operating and that operates the
elementary schools. The two boards are the Toronto District School Board and the separate
Toronto Catholic District School Board. Apart from the elementary schools, there are two
secondary schools that are operated by TDBS. The secondary schools are Woburn Collegiate
Institute and Cedarbrae Collegiate Institute. For operating the public secondary school the only
type of school board includes TDSB. A French public secular board and a spate counterpart of it
also offered schooling that was considered to be applicable to the Woburn residents. However
there was no school that was operated in the neighbourhood. Along with the primary and the
secondary education institutes, Woburn is also considered to that home of the post-secondary
college.
2.11.6 Shopping facilities
There are a number of shopping plazas and shopping mall that are present in the area of Woburn.
The popular shopping mall that is present in the areas is the Cedarbrae Mall. This is an indoor
shopping centre with parking space at the upper level, food court and familiar stores. It is
located in Toronto, Ontario. There are more than 60 plus stores and services offered in this mall.
The total retail floor area is 548000 square feet. It is a mall with 3 levels. Another shopping plaza
that is found to be quite common among the people of this region is the Cedar Height Plaza is
considered to be another important shopping location that is in the Scarborough area. It is located
in Markham Rd & Lawrence Ave E, Scarborough, ON M1H (Yellow Pages, 2019). It is one of
the best shopping mall to spend free time. The type of stores include departments, outlets,
fashion, traditional and more.
2.11.7 Places of worship
In Woburn, the religion that dominates among all is Christianity so Christian are in majority in
the area. Near to the subject property there is a mosque named Masjid Al Jannah. There is a
church named Saint Thomas More Parish located near to Woburn Collegiate Institute. The other
Churches that are in close proximity are Cedarbrae Community church and the Malayalam
Church. As the percentage of the Christians in Toronto is higher than other religions, so the
churches are more in number than other religious monuments or prayer centres.

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2.11.8 Parks and playgrounds
The south and the south east section of Woburn and the Highland creek has been the area that
holds a lot of green space. It has tree lined all over and the winding roads that was a common
sight in the neighbourhood. There were a number of green space that was considered to be
undeveloped and that led to the making of the Toronto Ravine system. Apart from the Woburn is
considered to be the blessed with a number of municipal parks which includes the Curran Hall
Ravine Park. Highland Creek Park, Cedar Ridge and more. All the municipal parks are
maintained by the Toronto Parks, Forest and Recreation Division. Apart for the municipal parks,
the division was also found to manage the local community centres that is located in the
neighbourhood and that includes the Curran Hall Community and Cedarbrae Community Centre.
2.12 Summary and conclusion
From the overall analysis of the Woburn neighbourhood it can be assessed that the area has both
the high rises and the single detached houses. The subject property is significantly influenced by
Woburn as there are some of the important educational centres located in the area. Even it has
some of the well known parks and malls in the Scarborough province. Thus, from the single
family residential property it can be found that Woburn neighbourhood has a very strong
influence.
2.13 Neighbourhood map

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The maps show that the subject property is located near to the Toronto based neighbourhood
Woburn taking account of the analysis of Woburn as a neighbourhood accordingly. It is observed
that the neighbourhood is located in the east of Toronto. There are various educational
institutions and parks in the neighbourhood thereby implying that it is an attractive place for
renting and purchasing of properties in a considerable manner accordingly. The educational
institutions are mainly the schools that are operated by the school boards such as the Toronto
District School Board and the Toronto Catholic District School Board. In addition to the schools,
the Centennial College offers education at the level of post secondary accordingly. As mentioned
earlier, there are various facilities offering recreational facilities as far as the catering to the tastes
and preferences of the residents and visitors in an incredible manner is concerned which have led

31
to a huge influence over the property prices in Woburn accordingly. It is observed that there is
an abundance of greenery in Woburn which further implies the availability of salubrious
surroundings. Additionally, there are also parks in Woburn such as the Morningside Park and the
Highland Creek Park in addition to the Curran Hall Ravine Park and the Cedar Ridge Park. The
Toronto Parks, Forestry and Recreation Division are the body responsible for the control and
supervision of the parks in Woburn as far as the maintenance and upkeep of the environment is
concerned accordingly. As imperative form the maps the major roads in Woburn include
Lawrence, Avenue, Ellesmere Road and Markham Road. The Ellesmere Road passes near to the
property in question. Additionally, there are also community centres that are managed by the
Toronto Parks, Forestry and Recreation Division as far as the facilitation for the socialisation of
people is concerned accordingly. There are various kinds of shopping facilities in Woburn as far
as the purchase of goods and availing of services in a satisfactory manner for the residents and
visitors of Woburn is concerned. The most notable venue in this regard is the Cedarbrae Mall,
which has been an important factor in terms of the driving of the economy of Woburn in an
effective manner that has led to the attraction of shoppers to a considerable extent thereby
generating profits and revenues accordingly. As a result, it is observed that there are various
means of entertainment in Woburn that has led to the attraction of people into the neighbourhood
as far as the impact on the property prices is concerned. As implied by the maps, it is well
connected to downtown Toronto by buses being the means of transportation that are operated by
the Toronto Transit Commission bus system as far as Highway 401 is concerned. Additionally,
the Ellesmere Road is also an important thoroughfare with reference to Woburn as far as
connecting to Toronto is concerned accordingly. Furthermore, it is also inferred that Woburn has
played an important role in the driving of the economy of Toronto. The properties in Woburn are
mainly multi-storeyed buildings along with detached homes. It is also observed that the Woburn
has emerged as one of the most important neighbourhoods of Toronto taking account of the
location as observed from the map that has led to the growth and development of Woburn as a
neighbourhood in a significant manner. The maps also imply that Woburn has helped in the
connection of Toronto by buses in a better manner that has help in the facilitation for access in an
effective manner accordingly. As a result, the maps help in the feasibility in locating Woburn
accordingly.

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