What should buyers know before offering on a home on a mature, tree-lined street in Markham?Markham’s most established, tree-lined areas include the historic cores of Unionville, Markham Village and Thornhill, along with older subdivisions such as Sherwood-Amberglen. They offer larger lots and mature trees, but come with rules buyers should check before offering. Unionville, Markham Village, Thornhill and Buttonville are heritage conservation districts, where exterior changes need a heritage permit. Removing or injuring a private tree 20 cm or more in diameter needs a City permit. Infill zoning can limit how large a rebuilt or expanded home can be.
For many buyers, a mature street is the whole point: tall maples, deep lots, a quiet crescent and homes with character. In Markham, those streets are mostly found around the historic village cores and the older subdivisions built in the 1960s to 1980s.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, helps buyers on established streets look past the curb appeal to the rules and condition issues that affect what they can do with a home.
Where Markham’s mature streets are
| Area | What you will find | Things to check |
|---|---|---|
| Unionville | Heritage Main Street, Toogood Pond, older homes on large lots | Heritage district rules near the core |
| Markham Village | Century homes near Main Street Markham and Markham GO | Heritage district rules, older systems |
| Thornhill (Markham side) | Mature streets with large trees and heritage homes near the old village | Heritage district rules, ravine lots |
| Older subdivisions such as Sherwood-Amberglen | Large lots, some ravine backing | Infill limits, conservation authority rules |
For a closer look at two of these areas, see Main Street Unionville vs. Main Street Markham.
Heritage conservation districts
Markham has four heritage conservation districts: Thornhill, Markham Village, Buttonville and Unionville. Inside them, exterior alterations, new construction and demolition need a minor or major heritage permit, and demolition goes to City Council. That protects the character buyers value, but it also means:
- Window, siding, porch and roof changes may need approval and specific materials.
- Additions and rebuilds are reviewed for fit with the streetscape.
- Timelines can be longer than a standard renovation.
Ask whether a home is in a district, or individually designated, before you plan changes.
The trees themselves
Under Markham’s Tree Preservation By-law 2023-164, you need a permit to injure or remove a private tree that is 20 cm or more in diameter, measured 1.37 m above the ground, regardless of its health. The application fee is $20.50, review can take up to 45 days, and replacement planting or cash-in-lieu may be required. Mature trees add value and shade, but also bring:
- Leaves in gutters and on roofs
- Roots near foundations and sewer lines
- Limbs over the house or driveway
- Limits on where you can build an addition or pool
An arborist’s opinion on large trees near the house is money well spent.
Looking for a home on a mature street?
Michael John Lau can help you check heritage status, trees, zoning and condition before you offer.
Book a buyer consultationSearch Markham homesPrefer to talk? Call the Kaizen Real Estate Team at (647) 370-8885.
Infill limits and renovation potential
Many buyers on established streets plan to renovate, add on or rebuild. Markham’s Residential Infill Zoning By-law 99-90 applies in some established areas to keep new construction in line with the character of the neighbourhood, including limits on floor area. In one 2023 City staff report, a property on Sherwood Forest Crescent faced a 45% maximum floor area ratio. Larger plans may need a minor variance; the 2026 Committee of Adjustment fee for residential work of 50 m² or more is $6,931. Check zoning before you pay for the land value.
Condition issues in older homes
- Original electrical, including possible aluminum wiring in 1960s and 1970s homes
- Galvanized or older plumbing, and clay sewer laterals
- Older windows, insulation and roofs
- Basement moisture and grading
See the aging-home buyer’s guide and the home inspection checklist.
Pricing a home on a mature street
Homes on established streets are often valued as much for the lot and location as for the house itself. When comparing prices, look at recent sales on the same street or nearby streets with similar lot sizes, not just homes of the same square footage elsewhere in Markham. A dated home on a large, treed lot may be priced close to land value, which suits buyers planning to renovate or rebuild. A fully updated home on the same street may sell for much more. Ask your REALTOR® to separate the value of the land, the location and the house, so you know what you are paying for.
Your pre-offer checklist
- Confirm whether the home is in a heritage district or designated.
- Note large trees near the house and on property lines.
- Check zoning and infill limits if you plan to expand or rebuild.
- Ask for permit history on past renovations.
- Check whether the lot backs onto a ravine regulated by the conservation authority.
- Book an inspection that includes a sewer camera for older homes.
Ultimately, the decision is yours. The goal is to make sure you have all the information before you offer.
A great street is worth paying for, as long as you know the rules that come with it. Call the Kaizen Real Estate Team at (647) 370-8885 or book a consultation.
Frequently asked questions
Where are Markham's most established, tree-lined neighbourhoods?
Around the historic cores of Unionville, Markham Village and Thornhill, and in older subdivisions such as Sherwood-Amberglen.
What are Markham's heritage conservation districts?
Thornhill, Markham Village, Buttonville and Unionville. Exterior changes, new construction and demolition need a heritage permit.
Do I need a permit to cut down a tree on my property in Markham?
Yes, if the tree is 20 cm or more in diameter at 1.37 m above the ground. The application fee is $20.50.
Can I build a bigger house on a mature lot in Markham?
It depends on zoning. Infill zoning in some established areas limits floor area, and larger plans may need a minor variance.
How much is a minor variance in Markham?
In 2026, the fee for residential additions or new dwellings of 50 m² or more is $6,931.
What should I inspect in an older Markham home?
Wiring, plumbing, sewer lines, roof, windows, insulation and basement moisture, plus large trees near the house.
Michael John Lau and Neeraj Moolchandani are licensed REALTORS® with the Kaizen Real Estate Team, eXp Realty, Brokerage, 9763 Markham Rd, Markham, ON L6E 1A4. Licence #4784577. Call (647) 370-8885. Heritage districts and the tree by-law are from the City of Markham (2026). Infill details are from a City of Markham staff report (October 16, 2023). Minor variance fees are from the 2026 Fee By-law 211-83 Schedule A. Neighbourhood descriptions draw on Greater Toronto Home Pros (October 17, 2026). This article is general information only and is not financial, legal or tax advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.
