122 Forman Ave
Mount Pleasant East, Toronto, Ontario M4S 2R7
- Bedrooms
- 3+1
- Bathrooms
- 2
- Size
- 1,100–1,500sq ft
- Per sq ft
- $845at the range’s middle
- Lot
- 29.44 x 103.32 ft
- Tax a year
- $7,6192026 tax year
- Parking
- 21 detached
- Days on market
- Members
The brief
About 122 Forman Ave
122 Forman Ave is a 3+1-bedroom, 2-bathroom detached house in Mount Pleasant East, Toronto, listed for sale at an asking price of $1,099,000 (MLS® C14117600).
Lovingly cared for by the same family for nearly 60 years, this detached 3-bedroom, 2-bathroom home offers a comfortable layout with beautiful hardwood floors and plenty of natural light. The west-facing backyard enjoys abundant sun and features a recently done rear deck (2025) and low maintenance garden. Relax on the spacious covered front porch and a separate side entrance adds convenience and flexibility. Ideally located on a quiet and private street just steps from the green space at the Belsize Parkette and close to Bayview, Mt. Pleasant and Yonge, with cafes, restaurants, shops, parks and transit all nearby. Convenient to Davisville and Eglinton subway stations, as well as Maurice Cody, Hodgson Middle School and Northern Secondary. A much-loved home in an established Midtown neighbourhood, ready for its next chapter.
Insights
Condition Score
Good68/1006 condition-related facts documented
Source: Listing age, structured features and disclosed update language; not an inspection.
Cashflow Quality
Shortfall32/100−$1,599/mo against the cost of owning (20% down, 4.8%, 25 yrs)
Source: Median of 195 detached homes with 4 bedrooms for lease in Toronto right now. Cost of owning counts the mortgage and property tax.
Condition uses listing-record signals, not an inspection.
The home
Key facts
- Tax
- $7,619 / 2026
- MLS® number
- C14117600
- Board
- TRREB MLS®
- Property Type
- Detached
- Days on market
- Size
- 1100-1500 sqft
- Lot Size
- 29.44 x 103.32 ft
- Listed on
- Parking
- 1 Detached, 2 Parking
Property details
Property
- Property Type
- Detached
- Style
- 2-Storey
- Community
- Mount Pleasant East
- Municipality
- Toronto
Building
- Size
- 1100-1500 sqft
- Construction
- Brick
Inside
- Bedrooms
- 3+1
- Bathrooms
- 2
- Bathroom Details
- 1 × 4pc 2nd, 1 × 4pc Bsmt
- Basement Type
- Partly Finished
- Kitchens
- 1
Parking
- Driveway
- Front Yard, Mutual
- Garage Type
- Detached
- Garage
- 1
- Additional Parking
- 1
- Total Parking
- 2
Utilities
- Water
- Municipal
- Cooling
- Wall Unit
- Heating Type
- Radiant
Land
- Sewer
- Sewers
- Frontage
- 29.44 ft
- Depth
- 103.32 ft
- Lot Size
- 29.44 x 103.32 ft
Additional
- Foundation
- Concrete, Concrete Block
- Roof
- Asphalt Shingle
- Fireplace
- No
- Pool
- None
- Den
- No
- Family room
- No
- Extras
- Existing fridge, stove, washing machine, electrical light fixtures, garage (as-is).
Rooms
| Room | Size | Features | Level |
|---|---|---|---|
| Living | 3.48 × 4.19 m | hardwood floor, Fireplace | Main |
| Dining | 2.95 × 4.27 m | hardwood floor, O/Looks Garden, West View | Main |
| Kitchen | 2.67 × 4.27 m | Sliding Doors | Main |
| Primary | 3.76 × 3.71 m | hardwood floor, Closet | 2nd |
| 2nd Br | 2.82 × 3.96 m | hardwood floor, Closet | 2nd |
| 3rd Br | 2.82 × 3.05 m | Hardwood Floor | 2nd |
Listing history
Buy/sell history for 122 Forman Ave, Toronto, Ontario
Sale history on this site covers the last 2 years, the window permitted under the TRREB MLS® VOW agreement.
| Date Start | Date End | List Price | Price | Event | Listing ID |
|---|---|---|---|---|---|
| Date StartN/A | N/A | $1,099,000 | N/A | For Sale | C14117600 |
Members see the full history. Prices are hidden from signed-out visitors.
The numbers
Mortgage Calculator
Plan with the current asking price
CMHC insurance: not required at 20% down. Payments use Canadian semi-annual compounding.
Mortgage Details
4.8% · 5-year term · 25-year amortization · 20% down
- Total down payment
- $219,800
- Total mortgage amount
- $879,200
- Total interest payment
- $625,000
- Total purchase cost
- $1,724,000
- Mortgage payment
- $5,014/mo
Cash Flow Analysis
If you rented this home out at 20% down
Break-even down payment
46%Monthly carrying cost
$5,649- Rent $4,050
- Shortfall $1,599
Rental income opens at $4,050, the median asking rent of 195 comparable homes for lease in Toronto. Type over it with the rent you expect. This is a planning tool, not advice.
Land transfer tax on this home
- Ontario land transfer tax
- $18,455
- Toronto municipal land transfer tax
- $18,455
- Total land transfer tax
- $36,910
- First-time buyer rebates (Ontario up to $4,000 + Toronto up to $4,475)
- −$8,475
- Total for first-time buyers
- $28,435
See how this is worked out
- 0.5% on the first $55,000
- $275
- 1.0% from $55,000 to $250,000
- $1,950
- 1.5% from $250,000 to $400,000
- $2,250
- 2.0% from $400,000 to $1,099,000
- $13,980
- Ontario total
- $18,455
Toronto’s municipal tax uses the same brackets at this price, so it adds another $18,455.
An estimate at the asking price, for a home with one or two single-family residences. Your lawyer confirms the exact amount.
Estimate
Estimated value requires sign in
Market estimates use sold comparables and are available after you sign in and accept MLS® VOW terms.
The estimate is an automated value built from public and MLS® data. It is not an appraisal; ask Yossi Kaplan, MBA, Salesperson for a full comparative market analysis.
Comparable sales
Comparable sales require sign in
Closing prices and sold comps are available to registered visitors who accept MLS® VOW terms on this site.
The land
Lot
- Street frontage
- 29.44 ft9 m
- Depth
- 103.32 ft31.5 m
The record marks this lot irregular, so its area is not the frontage multiplied by the depth. It is not given here. Confirm with a survey before you buy.
Source: the MLS® listing record, measured by GeoWarehouse.
Land and environment
Public records about this location. Not part of the MLS® listing and not provided by the listing brokerage.
Water and conservation3
- Not in Toronto and Region Conservation Authority’s mapped regulated areaAt the address
- No mapped wetland within 120 m120 m
- No water-supply well recorded within 250 m1 test or monitoring hole also recorded.250 m
Toronto and Region Conservation Authority · Province of Ontario open data
Planning and building activity4
- Outside the Greenbelt, Oak Ridges Moraine and Niagara Escarpment plan areasAt the address
- 61 building permits issued within 250 m in the last 2 years250 m
- Nearest airport: 6.4 km6.4 km
- Mapped parcel: about 2,340 sq ftMeasured from the municipal parcel map, which can differ from the survey and from the lot size in the listing.At the address
Province of Ontario open data · Municipal building permits · toronto.parcels
Around the home1
- A trail on the Ontario trail network within 1 km1 km
Province of Ontario open data
Environmental records4
- No licensed pit or quarry within 2 km2 km
- No recorded oil, gas or salt well within 250 m250 m
- No facility within 1 km reports pollutant releases to Environment CanadaThe nearest is City of Toronto — North Toronto Treatment Plant, 2.1 km away. Only facilities above the inventory’s reporting thresholds are listed.1 km
- No federal contaminated site within 1 kmThe federal inventory covers federal land only; it says nothing about provincial or private sites.1 km
Province of Ontario open data · Government of Canada open data
Power and internet3
- Electricity is distributed here by Toronto Hydro-Electric System LimitedAt the address
- Wired internet 50/10 Mbps or faster is listed at a household 40 m awayFixed wireless 50/10 Mbps or faster. LTE mobile coverage listed. ISED’s National Broadband Data at the nearest household point (40 m from the listing); 50/10 Mbps is its top category and includes faster plans. Confirm with a provider for this address.40 m
- Across the surrounding area: fibre to the home, cable, DSL internet listedFibre to the home: Beanfield Metroconnect, Bell, Dotto One, FibreStream, Rogers. Cable: Rogers. DSL: Bell. Fixed wireless: Bell, Rogers, Routcom, SkyChoice Communications. Mobile: Bell, Freedom Mobile, Rogers, Telus. Satellite: Xplore. ISED’s list for the surrounding ~25 km² area; check with a provider for this address.Area-wide
Ontario Energy Board · Innovation, Science and Economic Development Canada
Each record is placed at the distance its own line states. None of it is an inspection of the property. Confirm anything that matters to you with the municipality, Toronto and Region Conservation Authorityor the record’s publisher.
Contains information licensed under the Open Government Licence – Canada. Contains information licensed under the Open Government Licence – Ontario. Contains information licensed under the Open Government Licence – Toronto. Contains information made available under the Toronto and Region Conservation Authority Open Data Licence v1.0.
Heritage and ravine protection
- Not found on the Heritage Register
- Not in a mapped Heritage Conservation District
- Not in the mapped ravine protection area
What this means: None of these City records was found at this address. That does not rule out other approvals, such as a conservation authority permit, so check before you plan work.
City of Toronto Heritage Register, Heritage Conservation Districts and the Ravine and Natural Feature Protection by-law, read at this address from the City’s maps. Contains information licensed under the Open Government Licence – Toronto.
Zoning
Zone
R (d0.6) (x930)By-law
569-2013Municipality
Toronto1 d0.6
Density: floor area is capped at 0.6 times the lot area.
2 x930
Site-specific exception 930: this site has rules of its own, written in the by-law.
3 Where this is written
Chapter 10, section 10.10 of By-law 569-2013 · Exception 900.2.10(930)
4 What that means in practice
These are the zone’s rules, not permission for this lot. What can be built also depends on the exceptions, overlays and setbacks that apply here. Confirm with the City before you plan.
City of Toronto Zoning By-law 569-2013, read at this address from the City’s zoning map. Open the City’s zoning map. Contains information licensed under the Open Government Licence – Toronto.
Permit history
No building permits on file at this address.
Signals around this home
Changing nearby. 6 open development applications within 800 m of this home.
551 MOUNT PLEASANT RDSite planUnder Review
Proposal to fully renovate and partially reconstruct the existing theatre. The existing historic front (west) facade fronting on Mount Pleasant Road will be retained. Construction plans include a new roof, full/new excavated basement, replacing the north, east and south walls, and full interior renovation. A new, 3 storey building addition to the rear (east) is proposed of approximately 1,076 sqm, which includes back of house and new loading area. A small addition is also proposed at the front of the building to create a third floor seating and lobby area. No parking spaces are proposed.
380 m away700 MOUNT PLEASANT RDSite planUnder Review
650 m away1500 BAYVIEW AVEOfficial plan or zoning amendmentAppeal Received
Zoning By-law Amendment application to permit a 8-storey mixed use building with 154 dwelling units and 1,560 square metres of retail space.
660 m away1500 BAYVIEW AVESite planAppeal Received
Site Plan Control application to permit a 8-storey mixed use building with 154 dwelling units and 1,560 square metres of retail space.
660 m away226 SOUDAN AVESite planUnder Review
660 m away226 SOUDAN AVEOfficial plan or zoning amendmentUnder Review
Zoning By-law Amendment for a 45-storey purpose built rental residential building containing 527 new dwelling units, and a total of 32,900.29 sq. m of residential gross floor area (GFA).
660 m away
City of Toronto Open Data — Development Applications and Building Permits (cleared permits since 2017). An application is a proposal: it may change, be refused or never be built. Contains information licensed under the Open Government Licence – Toronto.
The market
Detached homes for sale in Mount Pleasant East right now
- For sale now
- 22
- Median asking price
- $2.37M
- New in 7 days
- 5
- Price cuts
- 27%
Middle half: $1.53M to $2.95M
10 in 28 days
6 listings
This home is asking 54% below the median, lower than three quarters of them.
See all homes in Mount Pleasant EastAsking prices and counts of the MLS® listings on this site as of today. Asking figures only, never sold or leased prices.
Market area · filters apply to the charts below
The street
Map and tour
Transit nearby
| Station | Lines | Distance |
|---|---|---|
| Mount Pleasant Station | TTC light rail: Line 5 Eglinton | 850 m |
| Leaside Station | TTC light rail: Line 5 Eglinton | 1 km |
| Eglinton Station | TTC subway: Line 1 Yonge-UniversityTTC light rail: Line 5 Eglinton | 1.3 km |
| Davisville Station | TTC subway: Line 1 Yonge-University | 1.3 km |
| Laird Station | TTC light rail: Line 5 Eglinton | 1.8 km |
The nearest subway, light rail, train, bus rapid transit stations 5 km, as the crow flies. Source: TTC schedule data (GTFS) from the Toronto Transit Commission under the Open Government Licence – Toronto, downloaded October 18, 2026. Contains information licensed under the Open Government Licence – Toronto.
Schools nearby
| Elementary | Type | Distance | EQAO average 2024–25 |
|---|---|---|---|
| Maurice Cody Junior Public SchoolToronto DSB | Public · grades JK–5 | 450 m | 90%Grade 3 average |
| Eglinton Junior Public SchoolToronto DSB | Public · grades JK–5 | 800 m | 70%Grade 3 average |
| St Anselm Catholic SchoolToronto CDSB | Catholic · grades JK–8 | 950 m | 91%Grade 6 average |
| École élémentaire La MosaïqueConseil scolaire Viamonde | French-language public · grades JK–6 | 4.6 km | 93%Grade 6 average |
| Secondary | Type | Distance | Grade 9 math 2024–25 |
|---|---|---|---|
| Northern Secondary SchoolToronto DSB | Public · grades 9–12 | 1 km | 72%Grade 9 math |
| Leaside High SchoolToronto DSB | Public · grades 9–12 · French Immersion | 1.2 km | 79%Grade 9 math |
| Marshall McLuhan Catholic Secondary SchoolToronto CDSB | Catholic · grades 9–12 | 2.3 km | 59%Grade 9 math |
| Collège français secondaireConseil scolaire Viamonde | French-language public · grades 9–12 | 4.5 km | 86%Grade 9 math |
EQAO: share of students at or above the provincial standard, 2024–25 (Ontario open data). These are the schools nearest this home, not the schools it is assigned to: boundaries change, and some schools take students by application. Confirm with the board before you buy. Contains information licensed under the Open Government Licence – Ontario.
The verdict
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Sold prices in Mount Pleasant East are shown to signed-in members.