North York Neighbourhood Guide: Willowdale, Bayview Village, York Mills and More

The short answer

North York is the northern part of the City of Toronto, just south of Thornhill across Steeles Avenue. It was its own city until Toronto amalgamated in 1998, and the name is still how most people describe the area. It runs roughly from Steeles south to around Lawrence Avenue, and from the Humber River east to Victoria Park.

TRREB does not have a single North York district. It reports North York mainly under Toronto districts C06, C07, C12, C13, C14, C15 and W05.

Willowdale and the Yonge corridor (C07, C14)

Willowdale East and Willowdale West sit on either side of Yonge Street around Sheppard and Finch. This is the North York condo hub, with high rises along Yonge near North York Centre, Sheppard and Finch stations, and streets of detached homes and newer custom builds behind them. Newtonbrook East, Newtonbrook West, Lansing-Westgate and Westminster-Branson continue the mix further north toward Steeles.

Bayview and the east side (C15, C13)

• Bayview Village: established detached homes and condos around Bayview and Sheppard, with the Bayview Village shopping centre.
• Bayview Woods-Steeles, Hillcrest Village, Pleasant View and Don Valley Village: family neighbourhoods near Steeles and the Don Valley, many with homes from the 1960s and 1970s.
• Henry Farm: around Fairview Mall and Don Mills station, with condos and townhouses near the subway.
• Banbury-Don Mills, Parkwoods-Donalda and Victoria Village: Don Mills was one of Canada's first planned communities, with mid-century homes, ravines and The Shops at Don Mills.

York Mills and the luxury pockets (C12)

Bridle Path-Sunnybrook-York Mills and St. Andrew-Windfields are among the most exclusive neighbourhoods in Toronto, with large estate homes on big ravine lots. Buyers here should note Toronto's new higher municipal land transfer tax rates for homes over $3 million, which took effect April 1, 2026.

Bathurst corridor (C06)

Bathurst Manor and Clanton Park sit along Bathurst south of Sheppard, with established detached and semi detached homes, parks like Earl Bales, and quick access to the Allen and the 401.

West North York (W05)

York University Heights, Downsview-Roding, Glenfield-Jane Heights, Black Creek, Humber Summit, Humbermede and Humberlea-Pelmo Park are generally the more affordable part of North York, near York University and Downsview Park, with better transit since Line 6 opened.

Transit and commuting

• Line 1 Yonge-University: runs north up Yonge to Finch, with stations including York Mills, Sheppard-Yonge and North York Centre. The western branch serves York University and continues to Vaughan.
• Line 4 Sheppard: runs east from Sheppard-Yonge to Fairview Mall at Don Mills.
• Line 6 Finch West: opened December 7, 2025, serving the west side along Finch.
• Line 5 Eglinton: opened to riders on February 8, 2026, along the southern edge of the area.
• Highways: the 401, 404 and Don Valley Parkway, 400, and Allen Road.

Schools, hospitals and things to do

Schools. North York is served by the Toronto District School Board and the Toronto Catholic District School Board. Well known high schools include Earl Haig Secondary, York Mills Collegiate, Northview Heights, A. Y. Jackson, Newtonbrook Secondary, Don Mills Collegiate and William Lyon Mackenzie Collegiate. Check every address with the TDSB school locator, since boundaries and specialized programs vary.

Hospitals. North York General, Sunnybrook and Humber River Health.

Shopping and parks. Yorkdale, Fairview Mall, Bayview Village, The Shops at Don Mills, Downsview Park, Earl Bales Park and Black Creek Pioneer Village.

North York vs York Region: the land transfer tax difference

This is the biggest cost difference when buyers compare North York with Thornhill, Markham, Vaughan or Richmond Hill. In North York you pay both the Ontario land transfer tax and Toronto's municipal land transfer tax, which roughly doubles the tax on closing. First time buyers get rebates on both. North of Steeles you pay only the Ontario tax. My closing costs guide walks through the numbers.

Common questions about North York

Is North York part of Toronto?

Yes. North York has been part of the City of Toronto since 1998. Steeles Avenue is the border with York Region.

Do you pay double land transfer tax in North York?

Yes. Because North York is in Toronto, buyers pay the Ontario land transfer tax plus Toronto's municipal land transfer tax. Buying just north of Steeles in Thornhill avoids the municipal tax.

What are the best areas of North York for condos?

Willowdale along Yonge, between Sheppard and Finch, has the most condos close to the subway. Bayview Village and Henry Farm near the Sheppard line are also popular.

Which North York neighbourhoods are best for families?

Bayview Village, Willowdale, Bayview Woods-Steeles, Hillcrest Village, Don Mills and Bathurst Manor are popular with families for their established streets, parks and schools.

Thinking about buying or selling in North York?

I work on both sides of Steeles. If you are comparing North York with Thornhill, or want recent sold prices for your street, send me a message or call me at 647-965-7834.