As a lifelong resident of the city, home has always been in midtown Toronto. In creating TorontoLivings, I wanted a place to share my experiences in the city, to educate our clients on the ever-changing market, and show people a side of the City that most don’t see every day.
My entire family uses Mark for our Toronto real estate purchases and leases. He is very knowledgeable, professional, and so easy to work with.
I trust him implicitly, and I know he is always seeking the very best for his clients. My husband and I recently purchased a condo with Mark, and we are so grateful to have him on our side to represent us through the transaction. He provided us with easy to use checklists, and was also able to help us with calculating investment potential; running numbers and scenarios on how to make this purchase feasible for us.
I have known Mark for many many years, and have watched him become a seasoned real estate expert. Knowing him personally, as a friend and as a client, he truly is the kind of realtor you wish for.
We reached out to Joey to help us with our apartment search. We had a very tight timeline as we needed to move quickly for work. What a pleasant surprise when we saw Joey’s responsiveness! He helped us find a place in just a few weeks, organized the visits with great professionalism, responded exceptionally quickly, and was incredibly kind.
We couldn’t have found a better person to help us. Thank you for everything! Don’t hesitate for a second if you’re looking for a real estate agent to assist you with your projects. We’ll definitely reach out to Joey again in a few years!
Sloane by Fitzrovia isn’t just another luxury rental—it’s a bold reimagining of urban living in one of Toronto’s most dynamic growth corridors. With three thoughtfully designed towers, an impressive amenity stack, and an unbeatable location across from Yorkdale, Sloane offers a lifestyle built around ease, elegance, and everyday indulgence.
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Why Sloane Stands Out on Dufferin
Strategically positioned at 3450 Dufferin Street, Sloane marks a pivotal shift in the north-end rental market. The community includes three towers rising 30, 28, and 24 storeys, and introduces a new public park into the mix—delivering both density and green space in equal measure.
You’re less than a 5-minute walk from Yorkdale Shopping Centre, one of Canada’s most luxurious retail destinations, and a quick hop to Yorkdale subway station. Transit Score: 83. Walk Score: 81.
Lobby of South Tower at Sloane By Fitzrovia
Design Philosophy
Architecture by IBI Group
Award-winning global firm IBI Group has shaped Sloane’s silhouette using sleek glazing, articulated podiums, and human-scaled design that softens the towers’ urban presence. It’s rental design with a residential soul.
Sloane by Fitzrovia West Tower Example
Interior Finishes & Features
9’ to 10’ ceilings
Quartz countertops and soft-close cabinetry
Floor-to-ceiling windows
Energy-efficient appliances and in-suite laundry
Shabbat-friendly layouts with non-electric locking options and dual sinks
Barrier-free suites are also available, supporting multigenerational and accessible living.
Amenity Stack
The North Court
A full NBA-sized basketball court, modelled after the Raptors’ own practice gym, anchors Sloane’s fitness offering.
Basketball Court at Sloane by Fitzrovia
Rooftop Pool & Spa
Relax in the rooftop pool and sundeck, complete with city views, loungers, and spa-style sauna and steam rooms.
Rooftop pool and sundeck at Sloane by Fitzrovia
Pet-Friendly from Day One
At Sloane, pets aren’t just welcome—they’re spoiled. With an on-site dog run, and full grooming spa making Sloane a pet friendly building.
Family-Focused Features
Families benefit from the Adventure Zone, a children’s playroom featuring a custom dinosaur-themed play structure, plus the Bloomsbury Academy, an on-site Montessori-style daycare.
Kids Play Area
Games, Bowling, and More
Residents can unwind in a fully equipped games lounge, all-sports simulator, karaoke room, and yoga studio.
Bowling Area
Smart Living & Resident Services
Keyless smart-lock entry
High-speed Rogers Ignite Wi-Fi (free for 10 years)
These conveniences are built into the lease—not add-ons.
Inside a Typical Two-Bedroom
Example of a furnished Suite at the South Tower
Over 900 sq.ft. of open-concept living
Oversized kitchen island with bar seating
Bedrooms split across the suite for privacy
Two full bathrooms, including an ensuite
Expect generous closets and oversized windows in every room.
Neighbourhood Snapshot
Yorkdale at Your Doorstep
With 270+ retailers including Holt Renfrew, Apple, and Canada Goose, Yorkdale brings world-class shopping, dining, and lifestyle options minutes from home.
Fast-Track Connections
3 min to Allen Rd
5 min to Hwy 401
27 min to Pearson Airport
17 min walk to subway
Ground-Level Activation
Coming soon: 10 DEAN, a sleek café/wine bar in the lobby to the East and West Towers
10 Dean – cafe and bar at Sloane
Who’s Renting Here?
Professional couples upsizing from condos
Downsizers selling their homes
Families seeking flexibility
Pet parents who want more space without compromise
“We moved here to be closer to Yorkdale and work—but stayed for the lifestyle. The building feels like a hotel every day.” – Sasha, resident since 2025
How Sloane Compares to Other Luxury Rentals
Feature
Sloane
The Parker
The Elm/Lillian
Rooftop Pool
✅
✅
❌
Pet Spa & Run
✅
✅
❌
Kids Amenities
✅
❌
❌
Daycare On Site
✅
❌
❌
NBA Gym
✅
❌
❌
Cleveland Clinic Virtual Health
✅
❌
❌
Take the Next Step
Interested in seeing it for yourself?
Get in touch with us by booking a private tour with us and experience what makes Sloane Toronto’s most complete luxury rental community.
It’s a great pleasure to recommend Joey Virgilio. I have known him for 4 years. I was impressed with his professionalism in helping me to rent out 3 apartments and sold one of my condo without any difficulties . He has positive energy and attentiveness with strong communication. He is cheerful, detail oriented, reliable and trustworthy. I have full confidence with him dealing with all my properties.
One of the most common questions Toronto homebuyers ask is: “How much downpayment do I need to buy a house in Toronto?” And the answer? Well, it depends. Your down payment hinges on the price of the home you’re eyeing—and in Toronto, where prices regularly push past $1 million, the amount required can be significantly higher than the national minimums.
Let’s break it down so you can better understand what you’ll need to save.
Minimum Down Payment Rules For Buying in Toronto
Here’s how the Toronto (and Canadian) down payment structure works:
5% on the first $500,000 of a home’s purchase price
10% on the portion from $500,001 to $1,500,000
20% for homes priced over $1.5 million (and no CMHC insurance allowed)
As of 2024, the government increased the insured mortgage limit to $1.5 million—up from the previous $1 million cap—giving buyers in expensive markets like Toronto more breathing room with lower down payment thresholds.
What Does That Mean for Toronto Buyers?
The average home price in Toronto hovers around $1.1 million. That puts many buyers in the zone where they’ll need to put down at least $80,000 to $100,000 (a mix of 5% and 10%).
But if you’re buying above the $1.5 million mark, it’s 20% minimum—meaning a $300,000 down payment on a $1.5M home. That’s a steep climb for most buyers, especially first-timers. That’s why we often advise clients to get pre-approved early and understand what their budget truly allows.
CMHC Insurance: When It Applies and What It Costs
If your down payment is less than 20%, your mortgage must be insured through the Canada Mortgage and Housing Corporation (CMHC) or similar providers. This insurance protects the lender—not you—but is required to secure your mortgage.
Here’s what it typically costs:
4.00% of your loan if you’re putting just 5% down
3.10% if you’re putting 10%
2.80% if you’re putting 15%
You’ll also pay Ontario provincial sales tax on the premium (not added to the mortgage). You can use a CMHC calculator to estimate your costs.
Common Questions from Toronto Buyers
These are the questions that come up most often during buyer consults:
“Can I use gifted money?” Yes. You’ll need a signed letter confirming the funds are a gift and not repayable.
“I’m self-employed—does that change things?” Lenders will want to see at least two years of business income. You might face stricter scrutiny, but it’s not a deal-breaker.
“Are there any programs to help me?” Yes! And we’ll cover them next.
Down Payment Assistance Programs
If saving for a down payment feels out of reach, you’re not alone—and fortunately, there are programs specifically designed to help Toronto buyers get into the market:
First-Time Home Buyer Incentive (FTHBI): This shared equity program lets the federal government contribute 5%–10% of your purchase price. You repay the same percentage later, based on your home’s future value.
Home Buyers’ Plan (HBP): Withdraw up to $35,000 from your RRSP ($70,000 as a couple) tax-free to buy your first home. You’ll have 15 years to pay it back.
First Home Savings Account (FHSA): A new account that allows you to save up to $8,000/year ($40,000 lifetime) tax-free. Contributions are tax-deductible, and withdrawals for a qualifying home purchase are also tax-free.
Land Transfer Tax Rebates: First-time buyers can claim a rebate of up to $4,000 from Ontario’s LTT and up to $4,475 from Toronto’s municipal LTT—for a potential $8,475 in savings.
These programs can shave thousands off your upfront costs and make homeownership far more attainable. Each has its own fine print, so it’s best to chat with a mortgage specialist or real estate professional to see which ones you qualify for.
Other Cost Considerations Beyond the Down Payment
Your down payment isn’t the only cost you’ll need to budget for. When buying a home in Toronto, a handful of additional expenses can add up quickly:
Legal Fees: Typically range from $1,500 to $2,500 depending on your lawyer and the complexity of the transaction. This covers title searches, document review, registration, and disbursements.
Land Transfer Tax (LTT): Ontario and Toronto both charge LTT. Use a land transfer tax calculator to estimate your exact amount.
Home Inspection: A professional inspection usually costs $400 to $600 and is worth every penny for peace of mind.
Appraisal Fee: If required by your lender, expect to pay about $300 to $500.
Title Insurance: Often recommended and sometimes mandatory—costs roughly $250 to $500.
Moving Costs: Whether it’s a DIY truck rental or a full-service move, budget at least $500 to $2,000.
Adjustments and Prepaid Costs: These include utilities, property taxes, and condo fees that the seller may have prepaid. You’ll need to reimburse them for your share at closing.
Having a well-padded buffer—say 1.5% to 4% of your home’s purchase price—can help cover these expenses without stress.
Final Thoughts — Planning Your Path to Homeownership
In a city like Toronto, where real estate prices can feel overwhelming, planning ahead is your best ally. Know the numbers. Use the tools. And contact us to help build a strategy that works for your budget and timeline.
Need help estimating your down payment and closing costs? Let’s talk. A smart plan today could be the key to owning tomorrow.
Let’s talk about one of the biggest questions plaguing buyers (right after “Do we really need a powder room on the main floor?”): fixed or variable mortgage?
It’s not just a financial decision—it’s emotional. It’s about your risk tolerance, your long-term goals, and what kind of sleep you want at night. And in Canada’s current rate environment, it’s more relevant than ever.
The Basics: What’s the Difference?
Let’s start with the basics.
A fixed-rate mortgage locks in your interest rate for the entire term. You get predictability. Your payment doesn’t change, which makes budgeting a breeze. Whether rates skyrocket or sink, your monthly payment stays the same.
A variable-rate mortgage fluctuates with the lender’s prime rate, which is tied to the Bank of Canada’s overnight rate. That means your interest costs—and sometimes your payment—can rise or fall during the term. Some lenders offer variable products with fixed payments, where more or less goes toward the principal depending on rates.
What’s Happening in 2025?
As of spring 2025, the Bank of Canada has already started trimming rates after a prolonged tightening cycle. Inflation has cooled somewhat, and there’s widespread speculation that rates will ease further into 2026.
That’s got many Canadians thinking: should I ride the wave down with a variable rate, or lock in now just in case we’re in for more surprises?
When Fixed Rates Make Sense
Choose a fixed rate if:
You’re risk-averse and don’t want to gamble with future payments.
You’re stretching your budget and can’t afford payment fluctuations.
You expect interest rates to rise again, or at least stay high.
You need certainty—say, you’re buying your first home and just want one less thing to worry about.
Fixed is the vanilla ice cream of mortgages. Safe, stable, and not likely to ruin your day.
When Variable Rates Might Be the Smart Play
Consider a variable if:
You have room in your budget and can handle short-term bumps.
You believe rates will drop over the next 12–24 months.
You want to take advantage of prepayment privileges (variable mortgages often come with lower penalties).
You’re planning to sell or refinance in the near future and don’t want to get dinged with steep fixed-rate penalties.
Some of the savviest investors and seasoned buyers opt for variable—but they’re also the types who read Bank of Canada statements like bedtime stories.
Reality Check: What About Hybrid Mortgages?
If you’re feeling indecisive (no shame!), you could split the difference. Some lenders offer hybrid mortgages, where part of your loan is fixed and part is variable. It’s a bit more complex, but could offer a best-of-both-worlds solution for buyers with one foot in each camp.
Mortgage Strategy Should Match Your Life Strategy
Maybe you’re a new homeowner with tight margins. Maybe you’re upgrading and renting out your old condo. Maybe you’re a serial mover chasing the next hot neighbourhood. Your mortgage should match your life—not just market forecasts.
Here’s the truth: both fixed and variable rates can be the “right choice” depending on your situation.
What We’re Telling Clients in Toronto
Right now, many of our buyers are leaning toward shorter-term fixed mortgages—think 1 to 3 years. That way, they lock in predictability but keep the door open to refinance if rates drop.
Others are sticking with variable rates with the confidence that they’ll see savings over the next few years—especially if they’re not planning to break the mortgage early.
The key? Talk to a mortgage broker you trust. Get the real numbers, not just the sales pitch. We’ve worked with some excellent brokers across Toronto, and we’re happy to introduce you.
Final Thought
Listen, the decision between fixed and variable isn’t just about the math—it’s about peace of mind. Don’t pick the product that looks smartest on paper. Pick the one that lets you sleep well and move forward confidently.
Want help running the numbers or connecting with a great mortgage pro? Reach out to us here and we’ll guide you every step of the way.
I can’t recommend Joey … enough! His dedication and patience throughout the entire apartment search process were truly exceptional. He took the time to understand exactly what I was looking for and never made me feel rushed or pressured. Even when things got a bit challenging, He stayed positive, responsive, and completely committed to helping me find the perfect place — and we did! I’m so grateful for the time, care, and attention to detail ….. brought to every step of the journey.
Living in Toronto and entering the real estate market is scary to say the least! Housing is expensive and buying a home requires experience and honest insight.
Having someone like Mark on your side does make a huge difference. He WILL notice what others don’t. He WILL do whatever he can to get you what you want for the most fair price possible. He operates with integeity, as a business professional and as a human being. Because of the effort he put into the purchase of our home we were able to buy and renovate our house into our home and we love it.
So, thank you Mark, for making our dream a reality.
I was helping a friend in Toronto to sell his condo, and purchase a newer one. My friend asked me to look for an agent and to do the preliminary work for him, since I am already retired. He needed to find an agent, to pinpoint some possible properties to buy. I contacted eleven agents. Eight of them responded by email, and four followed up the following day by phone. I interviewed all four by phone. I liked Joey the most.
The young man was eager, polite, low pressure and knowledgeable. He answered all my questions fully and gave me the confidence I needed to pass him on to my friend. They got along well, Joey successfully sold the condo and bought him the new place, and helped along with every question and concern all along to the last minute. I am in the real estate developing business, in a different city and use agents regularly, I give Joey the highest mark in patience, kindness, and for his great attitude, He went out of his way to respond to his client, who was not very knowledgeable, and who needed hand holding with each step along the way. He also found him a great lawyer to close the deal and helped him with all sorts of last minute details. He would even respond if called late at night. If you are looking for a good, honest, sincere, knowledgeable, and hard working agent, Joey Virgilio is your man.
He and his team deliver what they promise and solve every wrinkle along the way for you!!! All the best for a great successful future Joey. Very Happy Clients.
April in Review – Affordability Improves, But Confidence Lags
Toronto’s spring market has always set the tone for the year ahead—and April 2025 was no exception. Realtors in the GTA recorded 6,244 sales in May (reflecting April activity), a 13.3% decline from the same time last year. But while the numbers might seem underwhelming, the mood on the ground tells a more nuanced story.
New listings jumped to 21,819, marking a 14% increase year-over-year. That means buyers suddenly have options—a refreshing change after years of limited inventory. With more supply comes less competition, fewer bidding wars, and more room to negotiate.
TRREB President Elechia Barry-Sproule put it succinctly: “Buyers have certainly benefited from greater choice and improved affordability this year. However, each neighbourhood and market segment have their own nuances.”
Translation: the market is shifting, but your experience will depend on where—and what—you’re buying.
Buyers Have Leverage—So What’s Holding Them Back?
Affordability has improved. Mortgage rates have eased slightly. Listings are up. In theory, this should be a slam dunk for buyers. And yet? Many remain cautious.
The average selling price in the GTA was $1,120,879, down 4% year-over-year. The MLS® Home Price Index Composite Benchmark slipped further, down 4.5%. Still, both measures edged up slightly month-over-month, hinting that prices might be stabilizing.
So, what gives? It’s not just about numbers—it’s about confidence and at the moment, there isn’t a whole lot of it!
Despite a cooler year-over-year picture, recent momentum is pointing upward. April to May sales increased for the second straight month. While new listings also rose, they didn’t outpace sales—suggesting mild tightening in market conditions.
Does this mean a full recovery is underway? Not quite. But well-priced, move-in-ready homes—especially in transit-connected or walkable areas—are starting to attract serious attention.
Here’s what we’re noticing from our conversations and showing schedules:
Buyers are crunching the numbers first—and only booking viewings when the math makes sense.
Sellers who price realistically (think: post-peak expectations) are getting action. Overpriced listings? Not so much.
In-demand areas like the Junction, St. Clair West, and Leslieville continue to draw steady interest—especially for family-friendly, move-in-ready homes.
What’s Next? Rate Cuts, Supply Fixes, and Opportunity Windows
TRREB has emphasized that government follow-through on housing initiatives is critical. That means:
Lowering excessive taxes and fees
Speeding up permitting
Encouraging innovation in housing construction
TRREB CEO John DiMichele also noted that a rate cut, especially with inflation cooling, would be a welcome boost for both new buyers and those renewing their mortgages.
Toronto’s April market felt like the start of something. Prices dipped, listings rose, and with that came renewed breathing room. While macroeconomic jitters haven’t vanished, motivated buyers are quietly stepping forward.
If you’re planning a move, now’s a great time to get your ducks in a row—before competition heats up again.
