Harbour View Estates II, 35 Mariner Terr: The Tallest Tower, and Its Upkeep

35 Mariner Terrace is the tallest of the Harbour View towers and, in my view, the one with the most public paper trail. Its own board has talked openly about elevators, fire systems and a leaking fountain, which tells you more about a twenty-year-old building than any listing photo. That openness is a reason to look, not a reason to walk away. I’m Jatin Dua, RE/MAX Quantum Realty.

The tallest tower in the first CityPlace estate

Harbour View Estates was Concord Adex’s first project on the former railway lands, and 35 Mariner Terrace is its tallest tower at 49 storeys and about 153 metres, according to the CTBUH Skyscraper Center. The other three towers are 40, 36 and 26 storeys, so the upper floors here sit clear of their neighbours on most sides.

Like the rest of the estate, it is a steel-framed glass tower. DASH Property Management’s building page lists 8.5-foot ceilings, granite kitchen counters, gas ranges and granite or limestone foyers as the original finishes. I could not confirm the architect for this phase; SkyscraperPage credits HOK on the first tower and Page + Steele on the third.

That height is the reason to choose this tower over its sisters. Same estate, same club, same grounds, but the upper half of 35 Mariner looks over the other three rather than into them. If view is not your priority, the lower floors here compete directly with the other Harbour View towers on price, and you should compare them side by side.

What the board has told us about the building

In 2023, CCI Toronto’s CondoVoice magazine profiled 35 Mariner Terrace, and it is worth reading before you buy. The board described a roughly half-million-dollar elevator renovation that took some cars out of service for months, a refurbished garage hallway, new foyer tiles and a planned lobby and concierge renovation.

The profile also named two estate-wide issues. The fire system is interconnected with the sister towers, so a problem in another building can set off alarms here, and the board said it planned to replace it. Water from a fountain had been leaking through the membrane into the shared underground garage, with a full restoration planned. Both were plans in 2023, so ask where each stands now.

I read this as a board doing the work a 2005 building needs. Elevator modernisation and lobby renovations are normal at twenty years. What you want to know is how they were paid for: from the reserve fund, by a fee increase or by a special assessment. The status certificate and recent board minutes will tell you.

The CondoVoice piece also described how hard the first board found it: long monthly meetings, a steep learning curve and the challenge of maintaining a tower tied to three others of similar size. That history matters less today than how the current board runs, so read recent minutes rather than relying on an older profile, including mine.

Living inside a shared estate

Three corporations make up Harbour View Estates. A Shared Services Committee, with two representatives from each, manages the garage, landscaping, tennis court, Superclub and fire systems, and a security team patrols the grounds on foot and by golf cart. That gives the estate scale on contracts, and it also means some of your costs are set jointly.

The shared Superclub is about 30,000 sq ft, with a 25-metre pool, squash and basketball courts, bowling lanes, a gym, a theatre and party and guest rooms. Outside there is a tennis court, a dog run and a courtyard with water features. For residents it is a sports club downstairs; for owners it is a line in the budget you should understand.

Property management is reported two ways. Listing data shows Del Property Management, while DASH Property Management lists this building and its corporation number on its own site. Confirm the current manager in the status certificate.

Suites, views and the south end of CityPlace

Suites start around 546 sq ft and run to about 2,218 sq ft. Most of the stock is one-bedroom and one-bedroom-plus-den, with larger two-bedroom-plus-den plans higher up. At 49 storeys, the upper floors have the best views in the estate toward the lake and the islands.

The estate sits at the south end of CityPlace, close to the waterfront, Rogers Centre, the Spadina streetcar and Canoe Landing Park. The Gardiner Expressway runs just south, so the exposure of a suite matters for noise. Visit at rush hour. Transit, schools and walkability are covered in the data panel on this page.

Prices and fees at 35 Mariner Terrace

The building average is around $909 per square foot, the highest of the three Harbour View corporations: 10 Navy Wharf Court sits at about $893 and 3 Navy Wharf and 5 Mariner Terrace at about $859. The premium is small, and it is mostly height and views.

Six suites are listed for sale, asking between $435,000 and $1,175,000, from one-bedrooms in the 500s to two-bedroom-plus-dens. The one-bedroom-plus-dens in the 600 to 799 sq ft range make up the middle of the market here. Two other listings at much lower prices are not suites, so leave them out of any comparison.

Fees on current listings average about $0.91 per square foot. That fee includes hydro, heat, air conditioning, water, building insurance and parking. Hydro and parking are separate costs at most downtown towers, so on a true all-in basis this is one of the more reasonable fee structures in CityPlace. Ask whether fees have risen to cover the recent capital work, and whether a suite without parking pays the same rate.

Building specifications

Amenities at Harbour View Estates II

The amenity list is the Superclub’s, shared across the estate, not this tower’s alone. It is the reason a 515-suite building can offer a pool, courts and a bowling alley, and it is worth a walk-through before you buy.

Jatin’s honest take on Harbour View Estates II

Harbour View Estates II — frequently asked questions

Looking at King West, Liberty Village and CityPlace more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.