York University Heights

At a glance

A North York neighbourhood anchored by York University's Keele campus. Apartment towers, townhouses and some detached streets share the area, and most households rent.

Median home value (est.)

$624K^*

* est.: 2021 census, indexed to September 2026 · city $803K

Residents

33,592

Toronto Police estimate for 2025, up from 28,255 at the 2021 census

Households renting

53%

city 48%

Homes that are apartments

62%

city 61%

What the numbers mean

• Owners valued the median home at $700K in the 2021 census. Indexed to September 2026 prices with the Greater Toronto MLS® Home Price Index (-11% since then), that is about $624K, 22% below the Toronto median of $803K. It is an estimate: the index tracks the whole region, not this neighbourhood.
• 53% of households rent, above the 48% city-wide, so expect a younger, more mobile mix of neighbours.
• 30% of residents are 20 to 34, versus 24% city-wide. It skews young-professional.
• Tenants here paid a median of $1,300 a month in shelter costs (rent plus utilities and fees) in the 2021 census, 10% below the $1,450 median across Toronto's 158 neighbourhoods. That figure covers all tenants, including long-term ones, so a new lease will cost more.

Who lives here

Share of residents by age, Toronto Police estimate for 2025, up from 28,255 at the 2021 census.

Homes

Share of homes by type, Toronto Police estimate for 2025, up from 28,255 at the 2021 census.

Upfront closing costs¹

Toronto buyers pay land transfer tax twice, once to Ontario and once to the City, so the bill is about double Ontario's alone. Government fees at the median home price: This uses the census home value indexed to September 2026 prices, so treat it as an estimate.

Ontario land transfer tax

$8,960

on $624K

Toronto municipal land transfer tax

$8,960

on $624K

Total

$17,910

2.9% of the price

Household income and housing costs²

What households here earn and how much of it housing takes, 2021 Census.

Median household income

$76,000

2020, before tax

Spend 30%+ on housing

32%

of owner and tenant households

Owners' monthly cost

$1,580

median shelter cost

Tenants' monthly cost

$1,300

median shelter cost

Typical apartment rent nearby³

York University Heights sits in CMHC's North York (Northwest) survey zone. October 2025 average rent of purpose-built rental apartments in that zone:

Studio

$1,167

−$324 vs metro average

1 bedroom

$1,517

−$244 vs metro average

2 bedroom

$1,751

−$294 vs metro average

3 bedroom or more

$1,966

−$328 vs metro average

How it's changing

Toronto doesn't publish building permits by neighbourhood, so we can't chart construction here yet.

Safety⁴

Reported incidents in 2025 (the latest full year Toronto Police publish by neighbourhood), per 1,000 residents, compared with the median of 158 Toronto neighbourhoods.

Reported crime

27.2

per 1,000 · above the 12.5 median

Violent crime

14.0

per 1,000 · median 7.1

Property crime

13.2

per 1,000 · median 5.5

• Reported crime runs about 2.2× the median Toronto neighbourhood: 27.2 incidents per 1,000 residents a year, versus 12.5.
• The most common reported crime is assault, 47% of the total. 49% of incidents are property crime.
• Crime has been roughly flat since 2020, at about 936 reported incidents a year.
• Busy main streets, transit and nightlife bring in visitors, and incidents are counted where they happen, not where people live.

Reported crime by year