The Greater Toronto Area and broader Golden Horseshoe region present particularly challenging vacant land appraisal » environments due to intense development pressures, limited land supply within urban boundaries, and complex regulatory frameworks governing where and how development can occur. Provincial policies including the Greenbelt Act restrict development on environmentally sensitive and agricultural lands, while the Growth Plan for the Greater Golden Horseshoe directs population and employment growth to designated areas, creating distinct value tiers between lands with immediate development potential and properties requiring official plan amendments or boundary expansions before development can proceed.