$849,900 - 425-427 William Street, London East
Commercial for Sale in London East
201 days on marketNeighbourhood: East F
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- MLS Number
- X12905428
- Property Type
- Commercial
- Status
- active
- Days on Site
- 201
- Bedrooms
- 0
- Bathrooms
- 0
- Square Feet
- 5,856 sqft
- Neighbourhood
- London East
- Listing Brokerage
- REAL BROKER ONTARIO LTD
425-427 William Street offers a rare opportunity to acquire a distinctive, fully functional multi-level commercial property in the heart of London with exceptional flexibility for future use. The building features unique architectural character highlighted by a rare central carriageway "tunnel" connecting both sides of the property and providing access to a centrally located accessible entrance with elevator. Spanning three levels, the property is configured with over 17 offices, 4 clinic rooms with sinks, multiple common areas, and 4 bathrooms, supporting a wide range of professional, medical, or institutional uses. The main floor includes a reception area, treatment rooms, accessible elevator vestibule, three entrances, and an accessible washroom. The second floor offers 8 offices, a full kitchen, separate men's and women's washrooms, and common space, while the third floor features 5 additional offices, a common area, and a 3-piece bathroom. A fully operational elevator (inspected 2026) and dual staircases provide efficient access throughout. Additional highlights include a flex space for an office, studio, or storage located in the rear yard, 4-6 parking spaces at the front with potential for more at the rear, and updated mechanicals including furnaces (~6 years) and recent fire system inspections (2026). Zoned BDC/OR (Business District Commercial / Office Residential), the property allows for a wide range of uses including offices, clinics, retail, restaurants, residential units, and mixed-use development, with strong potential for residential or live/work conversion into multiple units. Not heritage designated and located just outside the East Woodfield Heritage Conservation District, this is a rare opportunity to secure a high-functioning, well maintained century building with strong conversion and redevelopment potential in a central London location.
Estimate your monthly payments for this property
Estimated Payment
$4,360.43/mo
Includes CMHC insurance ($23,712)
5-yr fixed avg.
Rates shown are estimates based on typical Ontario 5-year fixed rates. Canadian mortgages use semi-annual compounding as required by law. CMHC insurance applies to purchases under $1.5M with less than 20% down. Estimated property tax uses an approximate 0.85% rate. Contact us for current rate options and pre-approval.
Discover East F
East F is a vibrant community in the Greater Toronto Area, offering excellent amenities, schools, and transportation options. This area is popular with families and professionals seeking a balanced lifestyle with access to urban conveniences and natural spaces.
Why Live in East F
- •Convenient location in London East
- •Access to local shops and dining
- •Good public transit connections
- •Community parks and green spaces
- •Well-maintained neighbourhoods
Nearby Schools
Transit & Commuting
- •MiWay bus routes throughout the area
- •GO Transit stations within driving distance
- •Easy highway access to 401/403/QEW
- •Walking distance to local amenities
Parks & Amenities
- •Local parks and recreational facilities
- •Community centres
- •Shopping plazas nearby
- •Restaurants and cafes
Lifestyle & Community
East F offers a wonderful quality of life with a mix of residential charm and urban convenience. Residents enjoy easy access to schools, parks, and shopping, making it an ideal location for families and professionals alike.
425-427 William Street, London East
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Key factors for evaluating this commercial property
Commercial Due Diligence Checklist
· Verify zoning and all permitted uses
· Review all existing leases (terms, renewals, net vs. gross)
· Request estoppel certificates from all tenants
· Order a Phase 1 Environmental Site Assessment
· Commission a property condition assessment
· Review operating costs (taxes, insurance, maintenance)
Commercial Financing Note
Commercial mortgages require 20–35% down, shorter amortization, and lenders underwrite based on the property's income. CMHC insurance is not available for commercial. Connect with a commercial mortgage broker early.
Commercial and land transactions are significantly more complex than residential. Joe recommends assembling a team — commercial real estate lawyer, accountant, and (for land) a land use planner — before making an offer.
Joe's Thoughts
Honest perspective from 30+ years of GTA real estate experience
Commercial Pricing Context
At $145/sqft, this is priced on the lower end for commercial, which warrants investigating condition, zoning restrictions, and tenancy. Commercial values are highly location- and zoning-dependent, so comparable sales analysis is essential. I'll pull recent commercial comps for you.
Extended Exposure — Negotiating Room
At 201 days on market, this commercial property has had significant exposure. Commercial listings typically take longer to sell than residential, but this timeline may indicate pricing or tenancy issues worth exploring. A motivated seller often means better terms for a prepared buyer.
Zoning & Permitted Use — Verify First
I always confirm the zoning and permitted uses before a client gets too far into a commercial transaction. What a property is currently used for and what it's legally permitted for are sometimes different. If you plan to change the use, a zoning amendment or minor variance may be required — that's additional cost, time, and risk.
Tenancy & Income Review
If this property has existing tenants, I'd want to review all leases carefully: term lengths, renewal options, rent amounts, escalation clauses, and who's responsible for operating costs (gross lease vs. net lease). A strong long-term tenant is an asset; a lease expiring at closing is a different story. We'll request estoppel certificates from all tenants.
Environmental & Due Diligence
A Phase 1 Environmental Site Assessment is standard practice for commercial purchases in Ontario. If historical industrial use is flagged, you'll need a Phase 2. I also recommend a property condition assessment covering structure, roof, HVAC, and electrical — commercial systems are expensive to replace and often not disclosed in detail on the listing.
Commercial Financing Realities
Commercial mortgages work differently than residential. Expect 20–35% down, shorter amortization (15–25 years), and lenders who underwrite based on the property's income, not just your personal financials. CMHC insurance is generally not available for commercial, and rates are typically higher. I can connect you with commercial mortgage brokers who specialize in London East transactions.