That Act sets the rules that shape the number more than any citywide average could. A landlord can raise rent on a sitting tenant only once every 12 months with proper written notice, so achievable rent on a fresh lease and rent on a long-tenured unit are often different figures for a comparable unit.
Unit type and suite legality move the number further. A legal, permitted secondary suite commands more than an unpermitted one because a lender and a future buyer can both verify it, and older neighbourhoods with a mix of suite ages will show a wider rent range than a newer, single-type building.
A real rent figure for a specific property comes from comparable leased units nearby, not a single citywide average. Get your hand-reviewed valuation from Joel Dyck.