Buying a Home in Highland Creek, Scarborough: A Local Guide

01 / 08

Getting to Know Highland Creek

Highland Creek is located in eastern Scarborough, around the Old Kingston Road, Military Trail, Morrish Road and Ellesmere Road corridors. Its identity is quite different from many of Toronto's newer residential communities.

The neighbourhood has a long history. According to City of Toronto planning records, Highland Creek was an established residential and commercial centre by the 1850s and received its own post office in 1852. Much of the residential development visible today followed during the postwar period.

That history helps explain the area's mixture of older houses, mature trees, irregular lots and newer construction.

Highland Creek Village, particularly around Old Kingston Road and Morrish Road, still provides a recognizable local centre. At the same time, the neighbourhood benefits from proximity to the University of Toronto Scarborough, Highway 401, parks and regional transit connections.

Learn about Highland Creek Village planning from the City of Toronto .

02 / 08

Five Housing Styles You'll Find in Highland Creek

Traditional Brick Bungalows

Highland Creek has established streets with postwar bungalows, many offering main-floor living, basements, driveways and mature yards. They may appeal to buyers who want fewer stairs or are considering future renovations.

However, don't assume an older bungalow is inexpensive to modernize. Electrical upgrades, waterproofing, plumbing and structural work can add significantly to renovation costs.

Sidesplits and Backsplits

Split-level houses separate living areas across several levels. They can provide useful family rooms, additional bedrooms and flexible layouts. Pay close attention to stairs, ceiling heights, basement moisture and any alterations made over the years.

Two-Storey Detached Homes

Many two-storey properties offer bedrooms together on the upper floor, attached garages and more conventional family layouts. Compare usable interior space, lot size, mechanical systems and renovation quality, rather than simply counting bedrooms.

Custom-Built and Extensively Renovated Homes

Some original properties have been expanded, rebuilt or replaced by larger custom homes. A newer appearance does not replace the need to review building permits, warranties where applicable, drainage, structural work and the quality of construction.

Townhomes and Low-Rise Properties

Buyers looking for smaller properties may also find townhouses and low-rise condominium options in and around the village and transit corridors. For condominiums, review the status certificate, financial condition, maintenance fees and restrictions before purchasing.

03 / 08

Why the Street Matters as Much as the House

When a buyer tells me they want to live in Highland Creek, my next question is what kind of property and day-to-day lifestyle they're looking for.

Morrish Road and the village area: These streets connect buyers with Highland Creek's established village character. Consider traffic, access, nearby land uses and any proposed redevelopment.

Old Kingston Road: This historic corridor has its own mix of residential and commercial properties. Lot configurations, road exposure and neighbouring uses deserve closer inspection.

Military Trail and the UTSC corridor: Proximity to the university can be useful for buyers who work or study nearby. Traffic, parking, transit access and possible rental use may be relevant depending on the property.

Lawson Road and established interior streets: Compare road exposure, lot dimensions, property age and surrounding development. Two homes may have similar floor plans but very different settings.

Ravine-adjacent properties: Wooded surroundings may be appealing, but the usable area of the lot, drainage, environmental restrictions and future renovation possibilities need individual review.

04 / 08

How Much Should You Pay for a Home in Highland Creek?

Highland Creek is not a neighbourhood where one average price tells the whole story. Houses vary in their age, lot frontage, renovation quality, location and building size.

A bungalow needing major renovations should not automatically be compared with a modernized home. Likewise, a custom-built residence and an older two-storey house may have very different value characteristics even when both have four bedrooms.

Before deciding what to offer, I would examine: recently completed comparable sales, current competing listings, days on market, lot characteristics, renovation costs and the property's overall condition.

I would also consider whether the property has features that appeal to a narrower group of buyers, such as an unconventional layout or significant renovation requirements.

Instead of relying on a static price chart, review current neighbourhood data and comparable sales at the time you are ready to make a decision.

See current Highland Creek property listings →

05 / 08

Eight Checks Before Buying a Highland Creek Home

1. Foundation and Basement Moisture

For older properties, look for evidence of water intrusion, past repairs, foundation movement and drainage problems. Fresh paint or a finished basement should not replace a proper inspection.

2. Roof, Windows and Mechanical Systems

Ask about the age and condition of the furnace, air conditioner, roof, windows, water heater and electrical service. Confirm which equipment is owned or rented.

3. Renovations and Building Permits

An addition, removed structural wall, finished basement or new suite can involve important permit and inspection questions. Where appropriate, request available records and professional advice.

The City offers resources for reviewing zoning, building records and property information. Review Toronto's official building and zoning resources .

4. Lot Size, Easements and Zoning

Don't judge lot dimensions from fencing or an online photograph. If the property is being purchased for a future addition, garden suite or redevelopment, check the survey where available, title, applicable zoning, setbacks and other restrictions. Seek qualified advice when necessary.

5. Ravine and TRCA Considerations

Some properties near Highland Creek's valley lands may be within areas regulated by the Toronto and Region Conservation Authority. Building, grading or other proposed work may require additional approvals.

Review the specific address using TRCA regulated-area mapping and obtain confirmation of applicable requirements before relying on future development plans.

6. Basement Apartments and Rental Use

A separate entrance or second kitchen does not establish that a basement apartment is legally authorized. Investigate zoning, building requirements, fire safety and available permit records before assuming rental income.

See the City of Toronto's secondary suite information .

7. Insurance and Ownership Costs

Consider property taxes, utilities, insurance, maintenance, future repairs, financing costs and any equipment rentals. Older houses may require a larger repair budget than their cosmetic appearance suggests.

8. Title, Survey and Legal Review

Have your lawyer review title and relevant documents for registered easements, restrictions and other concerns. Where uncertainty exists about boundaries or improvements, a current survey or further investigation may be appropriate.

06 / 08

Schools, University, Parks and Transportation

Schools

Highland Creek Public School on Military Trail and Morrish Public School on Canmore Boulevard are two established local public schools.

School attendance areas and admission requirements should always be verified for the exact property address. Being close to a school does not necessarily mean that an address is within its designated catchment.

Check schools by residential address with TDSB .

University of Toronto Scarborough

UTSC is located at 1265 Military Trail. This is an important nearby institution for residents who work, study or commute to the campus. The university also contributes to activity around Military Trail and Ellesmere Road.

Transportation

Drivers can access Highway 401 through nearby arterial roads. TTC services, including the Highland Creek routes, connect the area with other parts of Scarborough and transit connections.

Rouge Hill and Guildwood GO stations are additional regional transit options. Actual travel times depend on the address, connection, service schedule and time of day.

TTC routes have undergone service changes, so verify travel plans using official TTC route information .

Parks and Outdoor Space

The Highland Creek valley, nearby Colonel Danforth Park and other green spaces contribute to the area's outdoor character. Buyers should consider actual walking routes, park access and terrain rather than assuming every property has the same proximity to trails.

07 / 08

Who Might Find Highland Creek a Good Fit?

Highland Creek offers different opportunities depending on what a buyer values most.

Buyers looking for a bungalow: An established bungalow may provide the main-floor layout they want, but it is important to compare stairs, renovation needs and long-term maintenance.

Buyers wanting more living space: Split-level and two-storey houses can offer flexible layouts. Compare finished floor area, bedroom locations and actual usable space rather than MLS descriptions alone.

Buyers considering renovations: Older properties may have potential, but the cost and feasibility of an addition or major renovation should be assessed before making a purchase decision.

Buyers connected to UTSC or eastern GTA employment: The location may be convenient, depending on the destination and travel mode. Test the commute from the specific house during the hours you would normally travel.

08 / 08

Highland Creek Home Buyer FAQs

Are there detached bungalows in Highland Creek?

Yes. Highland Creek has an established stock of detached bungalows, although the number available for sale changes with the market. Search current listings rather than assuming a particular property style is available.

Is Highland Creek close to UTSC?

Yes. The University of Toronto Scarborough is located on Military Trail, near the neighbourhood. Travel time varies depending on the property's exact location.

Can I add a second storey or enlarge a bungalow?

Possibly, but it depends on zoning, structure, setbacks, lot conditions, tree regulations and any additional approvals required for that property. Consult qualified professionals before assuming an addition is feasible.

Can I rent out a basement apartment?

Rental use depends on the property's lawful configuration and compliance with applicable municipal and provincial rules. A finished basement or separate entrance is not, by itself, proof of authorization.

Do all ravine properties need TRCA approval?

Not every property has the same restrictions. Whether proposed work requires TRCA approval depends on the applicable regulated area and the nature of the activity. Check the individual address with TRCA.

Which schools serve Highland Creek?

Local schools include Highland Creek Public School and Morrish Public School. The school designated for a particular home must be confirmed by address with the relevant school board.

What should I check before making an offer?

Review comparable sales, the property's physical condition, available permits, zoning, title, survey information where applicable, financing, insurance and any special restrictions relevant to the lot.

Where can I find Highland Creek homes for sale?

Visit our Highland Creek Homes for Sale page for the current MLS® properties within its selected search criteria.