Prime Aurora Redevelopment Land Assembly – 4.53 Acres at Yonge & St. John’s

Presenting an exceptional investment and development opportunity: a prime land assembly totaling approximately 4.53 acres at the signalized corner of Yonge Street and St. John’s Sideroad in Aurora. This rare infill parcel comprises three combined lots – 16003 Yonge St, 255 Old Yonge St, and 219 Old Yonge St – offering extensive dual frontage on both Yonge Street and Old Yonge Street. The site is fully serviced with municipal water, sanitary and storm sewers, and utilities in place. A development proposal is underway for a 5-storey, 170-unit midrise residential building (fronting on Yonge) plus 6 townhomes, reflecting a luxury mixed-use vision for the property. Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) applications have been submitted, with planning approvals anticipated by Q2 2025 – making this a near shovel-ready site for developers, builders, or investors to move forward quickly.

Property Summary

Key Highlights

• Prime Redevelopment Land: 3-lot assembly in the heart of Aurora’s urban area – a prime redevelopment land opportunity in a high-demand mixed-use corridor. This Aurora land assembly is one of the largest available infill sites in town, ideal for strategic urban intensification projects.

• Size & Frontage: Sprawling 4.53-acre corner site with significant frontage on Yonge Street (Aurora’s main arterial) and Old Yonge Street, offering high-traffic exposure and flexible access. Dual street frontage allows excellent design flexibility (e.g. separate entry points for different project phases or components).

• Fully Serviced & Shovel-Ready: The property is fully serviced (municipal water, sewer, utilities), reducing development costs and timelines. All requisite studies (environmental, traffic, servicing, etc.) have been completed in support of the redevelopment applications, streamlining the path to construction. With OPA/ZBA approvals expected by mid-2025, the site could be shovel-ready in the near term, saving time for the next developer.

• Development Proposal: A comprehensive redevelopment concept has been designed and submitted – featuring a 5-storey, 170-unit mid-rise residential building + 6 townhomes. The midrise building is planned to front onto Yonge Street (maximizing visibility and transit access), while the townhomes would provide a transition in scale along Old Yonge Street. This plan optimizes the land’s value and fits with the area’s character. (Developers may also explore alternative low- to mid-rise concepts given the flexible zoning, as outlined below.)

• Planning in Progress: Official Plan Amendment and Zoning By-law Amendment applications are in progress to permit the proposed development. Approval is targeted for Q2 2025, after which site plan and building permit processes can proceed. This means the heavy lifting on entitlements is well underway, greatly reducing risk for a purchaser – the planning status is far along, with municipal support anticipated in the near term.

• Flexible Zoning & Uses: The site’s current mixed zoning (RU, C4, R7) accommodates a range of development options. Permitted and potential uses include: mid-rise residential condominiums or rentals, townhouses, retail or office commercial uses, or a mixed-use development with commercial at grade and residential above. High-rise towers are excluded, preserving a mid-rise community scale. This flexibility allows investors to consider various development strategies – from purely residential to integrated mixed-use (such as a residential building with ground-floor retail or a medical/office component).

• Strategic Location: Located at the signalized intersection of Yonge St. & St. John’s Sideroad, the site offers unparalleled visibility and accessibility. Yonge Street is a busy north-south corridor (with YRT/Viva transit service at the doorstep) and St. John’s connects eastward toward Highway 404. The property is just minutes from Aurora GO Station (offering commuter rail to Toronto), and enjoys quick access to Highway 404 (via Wellington or St. John’s) and Highway 400, ensuring convenient regional connectivity. This is a high-traffic location surrounded by established residential neighborhoods and expanding commercial nodes.

• Area Amenities: The immediate area and broader Aurora/Newmarket community offer a full spectrum of amenities that will benefit any future development. Within a short radius are shopping plazas, restaurants, grocery stores, and services along Yonge Street. The site is a short drive to Upper Canada Mall (a regional shopping centre) and Aurora’s historic downtown. Top-tier schools (including the renowned St. Andrew’s College and high-ranking public/Catholic schools) are nearby, making the location attractive for family-oriented housing. Southlake Regional Health Centre (major hospital) is only ~5 km away. Numerous parks, golf courses, and the Aurora Community Centre are in proximity as well. In summary, the location provides future residents or tenants with transit, education, healthcare, and recreation at their fingertips.

• Investment Opportunity: This offering represents a rare investment opportunity in a growing, affluent GTA municipality. Aurora has strong housing demand and limited available land – especially along Yonge Street. The property’s scale and corner location make it ideal for a landmark development that will capture premium value. Whether you are a developer seeking your next project, a builder looking for a phased development site, or a land banker looking to secure a strategic asset for future appreciation, this site delivers on all fronts. Phased Development Potential: The 4.53-acre size and dual frontage allow for phased construction (e.g., develop the midrise building first, and the townhomes or a second phase later), which can optimize cash flow and absorption. In the interim, the existing structures on the property (including a former inn/restaurant building) could potentially generate short-term rental income or be repurposed, adding value while you finalize plans.

• High Growth & Urban Intensification: Aurora’s Official Plan and York Region’s growth policies encourage intensification along the Yonge Street corridor. This property lies in a designated intensification area, meaning public policy is supportive of redevelopment to higher and better uses (within mid-rise parameters). The future project on this site will contribute to Aurora’s urban growth while respecting the town’s human-scale character – a balance that the current proposal already strikes. Such strategic urban intensification is likely to benefit from municipal incentives or support, and will fulfill the growing demand for housing and services in the area.

Zoning & Development Flexibility

The assemblage carries a combination of RU (Rural), C4 (Commercial), and R7 (Residential) zoning designations, reflecting its transitional location between established residential areas and the Yonge Street commercial corridor. This zoning mix, together with the ongoing OPA/ZBA process, provides tremendous flexibility for redevelopment:

• Residential Uses: Townhouses, stacked towns, low-rise apartments, or mid-rise condominium/apartment buildings are suitable on this site. The proposed 170-unit midrise + 6 townhomes is one such concept, but a buyer could also consider options like a seniors’ housing complex, rental apartment building, or mixed residential community. The R7 zoning component indicates support for higher-density residential (short of high-rise).

• Commercial Uses: The C4 zoning component permits commercial development – e.g. a neighborhood shopping center, professional offices, medical/dental offices or clinic, restaurants, or a boutique hotel. A developer could incorporate a commercial plaza or office suites, capitalizing on the Yonge Street exposure and high traffic counts. Ground-floor retail in a mixed-use format would align well here, serving the new residents and the existing community.

• Mixed-Use Development: The highest and best use may be a combination of the above – a mixed-use project with retail at grade (such as cafes, grocery or convenience store, pharmacy, etc.) and residential or office uses above. The large lot area allows for segregating uses across the site if desired (for instance, a commercial building on one portion and residential on another), all within a unified plan. The town is supportive of mid-rise intensification along this stretch of Yonge, but high-rise towers are not permitted, ensuring any development will remain in harmony with Aurora’s mid-rise built form and avoid overwhelming the skyline. This restriction guides developers to creative mid-density solutions and ensures development flexibility without the complexity of high-rise construction.

Strategic Location & Accessibility

Yonge & St. John’s is a pivotal intersection at the Aurora–Newmarket boundary, combining urban convenience with suburban charm. Key location advantages include:

• Transit Connectivity: The site is directly on the VIVA/YRT transit line along Yonge Street, with bus stops servicing the property and connecting to Aurora’s GO Station and Richmond Hill’s transit hub. The Aurora GO Station (train & bus) is just a short drive or bus ride south, providing frequent commuter rail service to Toronto’s Union Station – a major plus for attracting future residents or tenants. Local transit routes also run along St. John’s Sideroad, making the site highly accessible by public transit.

• Highway Access: Within approximately 5-10 minutes’ drive, you can reach Highway 404 (at Wellington St. or via the future St. John’s interchange) for east-end GTA and Toronto access, or head west to Highway 400 via regional roads for connectivity to Vaughan, Barrie and beyond. This central position between two highways is ideal for commuters and logistics.

• Area Demographics: Aurora is an affluent community with a strong economic base and growing population. The surrounding neighborhoods have a blend of established high-end homes and newer developments. Top-rated schools (public, Catholic, French immersion) and prestigious private institutions like St. Andrew’s College are close by, enhancing the location’s appeal for family-oriented residential projects. Additionally, the vicinity includes major employers and institutions (the Southlake hospital, local business parks, and municipal offices), driving demand for housing and services.

• Amenities & Recreation: Future residents will enjoy proximity to a wealth of amenities. Everyday shopping is within walking or short driving distance (grocery stores, banks, pharmacies, big-box retailers). Entertainment and dining options range from local eateries to popular restaurants in downtown Aurora and Newmarket. For recreation, the property is near numerous parks, trails (including the Aurora Arboretum and Sheppard’s Bush), golf courses, and community centers. This blend of urban amenities and green spaces defines Aurora’s high quality of life – a key selling point for any development here.

Development & Investment Advantages

Investors, builders, and developers will appreciate the multiple angles this opportunity presents:

• Phased Development Capability: With 4.53 acres and two road frontages, the site can be logically divided into phases (for example, develop the frontage parcel and midrise first, and phase the remaining portion for townhomes or a second building later). This allows for scaling the project to market demand and financing, reducing carrying costs and absorption risk. Each phase can have its own independent access (e.g., one from Yonge, one from Old Yonge), simplifying construction logistics.

• Land Banking Value: For land bankers or long-term investors, the property offers secure long-term value growth. Its location on Yonge Street in Aurora’s growth corridor means the land will only appreciate over time. By acquiring now (with planning approvals imminent), an investor could hold the property as a strategic asset, with the option to develop in the future or sell at a premium once entitlements are in place. The property’s current improvements could potentially yield interim rental income (through residential tenancy or commercial lease of the existing buildings) during the holding period.

• High Visibility & Corner Presence: The corner lot configuration at a traffic-light intersection provides unbeatable visibility for any future development – whether it’s a condo marketing its units or a commercial tenant seeking exposure. Traffic counts on Yonge Street are substantial, offering a built-in advantage for retail components or brand recognition. This prominent location will enhance the end value of whatever is built, as it becomes a new landmark at Aurora’s north end.

• Established Planning Rationale: The fact that an Official Plan Amendment and Rezoning are already in motion with a defined project indicates that the municipality has been engaged and the concept has a solid planning rationale. A buyer can choose to take over and refine the current proposal, or propose a new concept, but in either case they benefit from the groundwork laid. All supporting studies (such as traffic impact, functional servicing, environmental site assessment, archeological, etc.) have been completed and would be made available to serious buyers – this significantly de-risks the development process. It also means a quicker timeline to shovels in the ground once the property is in the right hands.

• Strong Market Dynamics: Aurora and the surrounding York Region market continue to experience growth in both population and property values. Demand for housing in transit-accessible, amenity-rich locations like this remains high. The upcoming Barrie GO line all-day service expansions and the push for missing middle housing in suburbs bode well for projects of this scale. Commercial demand is also solid, with many businesses and medical services looking for space in mixed-use community hubs. By delivering a well-conceived mid-rise or mixed-use project on this site, a developer can tap into multiple revenue streams and meet an identified need in the marketplace.

• Rare Infill Parcel: Opportunities to acquire a contiguous 4.5+ acre parcel within an established area of Aurora are virtually nonexistent. This is a rare infill parcel that combines substantial size with a premium corner location – truly one-of-a-kind in the Aurora market. Most large developable lands are in the periphery or greenfield areas, whereas this site is fully inside the urban fabric, offering infill benefits (existing infrastructure, immediate area amenities) with greenfield-esque scale. For the savvy investor, this means the project can leverage existing community strengths while delivering new supply where it’s needed.

Conclusion

In summary, 16003 Yonge St / 255 & 219 Old Yonge St is a “ready-to-go” development site in an unbeatable location. It checks all the boxes: prime redevelopment land with flexible use potential, mixed-use corridor positioning, large land assembly scale, high-traffic exposure, near-term shovel-ready status, and integration into a thriving community. This property invites investors, builders, developers, and land bankers to capitalize on a strategic urban intensification opportunity in Aurora. With its combination of size, services, location, and planning advancements, this land assembly stands out as a premium investment opportunity poised to deliver exceptional returns.

Contact Fardad Farhanian | RE/MAX Realtron Realty INC.

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