Cliffside in Scarborough or Don Mills in North York

How would you compare Scarborough with North York?

Choosing between Cliffside Scarborough vs Don Mills North York is often a debate between high-potential value and established prestige. Both neighbourhoods sit east of Yonge Street, but they offer vastly different lifestyles.

If you are looking for historic homes and local charm near the water, Cliffside beckons. If you prefer a master-planned community with a "Garden City" feel, Don Mills is the gold standard. Here is exactly how they stack up in 2025.

1. Real Estate & Affordability

The price gap is the most significant differentiator. Don Mills is historically one of Toronto’s more affluent enclaves. You are paying for the "North York" cachet and the convenience of a central location. This area is heavily populated with large detached homes and high-end condos.

Conversely, Cliffside is often cited as one of the best neighbourhoods in Scarborough for first-time buyers. While prices have risen due to gentrification, your dollar stretches significantly further here.

If a detached home is out of reach, Cliffside also offers incredible variety. You can explore semi-detached homes for sale or even townhomes that are often larger than their North York counterparts.

2. Lifestyle: The Bluffs vs. The Shops

When comparing the lifestyle of Cliffside Scarborough vs Don Mills North York, you are choosing between nature and retail.

Cliffside: The Lakeside Village

Cliffside runs along Kingston Road, which is rapidly transforming with trendy cafes, murals, and condos. But the real draw is the south side. You are walking distance to the Scarborough Bluffs, arguably Toronto's most stunning natural feature. It feels less like a suburb and more like a beach town on the rise.

• Dining: A mix of old-school diners and new bistros. See the top restaurants in Scarborough.
• Recreation: Rosetta McClain Gardens and Bluffer’s Park are massive draws. If you are wondering what to do in Scarborough, spending a day at the Bluffs is usually #1 on the list.

Don Mills: The Urban Garden

Don Mills was Canada's first planned community, designed to integrate residential pockets with green space. It feels orderly and lush. The lifestyle anchor is the Shops at Don Mills, an open-air lifestyle center with high-end dining, shopping, and a town square vibe.

3. The Commute Factor

This is where Cliffside pulls a surprise victory for downtown workers.

Cliffside Commute: Residents use the Scarborough GO Station. It is a roughly 20-25 minute train ride directly to Union Station. It is faster than taking the subway from almost anywhere in North York.

Don Mills Commute: While you have access to the DVP and the 401, rush hour traffic is notorious. Public transit relies on the Sheppard Subway (Line 4) connecting to Yonge (Line 1), or express buses. It is well-connected, but generally takes longer to reach the Financial District.

Curious about transit elsewhere? Read our guide on where Scarborough is located relative to the core.

4. Schools and Family Life

Both areas are excellent for families, but the school environments differ.

Don Mills is famous for its schools, including Norman Ingram and Don Mills Collegiate Institute. The academic reputation here is a major driver for property values.

Cliffside is home to R.H. King Academy, a school with a distinct reputation for excellence and a collegiate atmosphere. It is one of the top 10 schools in Scarborough and draws families specifically to this catchment area. For a broader look at education in the east end, check out our guide to schools in Scarborough.

5. Future Investment & Growth

Which area offers better ROI? It depends on your timeline.

Don Mills is a mature market. Prices are high, but they are resilient. It is a "blue chip" stock—safe, steady, and prestigious. It is less likely to see explosive year-over-year jumps because it is already developed.

Cliffside is a growth stock. As buyers get priced out of the Beach and Leslieville, they move east. This wave of gentrification suggests that Cliffside has a higher ceiling for appreciation over the next 5-10 years. Many investors are also looking at semi vs townhouse vs detached homes here to maximize rental yields near the GO Train.

Frequently Asked Questions

Final Verdict

So, Cliffside in Scarborough or Don Mills in North York?

• Choose Don Mills if: Budget is less of a concern, you want a prestigious address, walkable high-end retail, and a manicured community feel.
• Choose Cliffside if: You want a detached home with a backyard, you love the lake, and you want a sub-30 minute commute to Union Station via GO Transit.