104 Rosedale Heights Dr: A Three-Suite Moore Park Condo Built in 2018

104 Rosedale Heights Drive is one of the smallest condominiums in the city: three suites, two storeys, on a Moore Park street of houses. Buying here is closer to buying a share of a house with two partners than buying into a building, and almost nothing about it is public. I will tell you what is known, what is not, and what I would want in hand before I let a client sign. I’m Jatin Dua, RE/MAX Quantum Realty.

What we actually know about this building

The public record here is thin. Condos.ca lists three suites over two storeys, a 2018 registration date, the builder as G. Pederson and Associates, and self-management. I searched for planning, news and design coverage and found none that describes the building itself, so I will not guess at its architect, finishes or layouts.

A 2018 registration means one of two things on a street like this: either a new building on the lot, or an existing house rebuilt or converted and registered as a condominium that year. The builder credit points toward a new build or a major reconstruction, but the declaration and the original permits are the only reliable answer, and you should see both.

That distinction is not academic. A new building from 2018 has a modern envelope and mechanical systems; a converted older house has a century-old shell with new interiors. The reserve fund needs and the insurance cost are very different in each case.

Three suites, three owners, no manager

With no property management company, the three owners are the board. They set the budget, buy the insurance, hire the snow removal and the roofer, and keep the reserve fund. In a good group that works smoothly and keeps fees low. In a difficult one, a single disagreement can stall a repair for months, because there is no manager to run the process and only three votes.

Before you buy, ask for the minutes of the last few owners’ meetings, the current budget and the reserve fund study, and ask the seller how decisions get made. If you can, speak with the other two owners. In a three-suite building, your neighbours matter more than any amenity.

Self-management also means someone has to do the paperwork. Find out who files the corporation’s returns, who holds the bank account and who prepares status certificates, because a delay in any of those can hold up your closing.

Parking in the fee, and what is not

Condos.ca lists common elements, building insurance, parking and water as included in the fee. Parking in the fee is worth something on a residential Moore Park street, but in a three-suite building, confirm exactly which space is yours, whether it is exclusive use or owned, and whether there is room for a second car.

Heat and hydro are not listed, so expect each suite to have its own meters and its own heating and cooling system. Get a year of utility bills, and find out who services each system and when it was last inspected. In a small building, the line between what you maintain and what the corporation maintains is set by the declaration, so read it before you plan a renovation.

Financing and insuring a suite in a three-unit corporation

Talk to your lender early. Some lenders look harder at very small condominium corporations, and they will want the status certificate, the budget and proof of the corporation’s insurance before they approve a mortgage. Leave enough time in your conditions for that review.

Your own insurance needs attention too. Ask your broker to read the corporation’s policy and the declaration together, so your unit policy covers the improvements, the deductible and any shared walls or roof the corporation does not. In a building this small, a single claim can move the whole corporation’s premium, so ask about the claims history.

Moore Park living

Rosedale Heights Drive runs through Moore Park, a neighbourhood of large houses and mature trees named after John T. Moore, who developed it in the 1890s, and set between the Vale of Avoca and Moore Park ravines, with Mount Pleasant Cemetery to the north. There are no towers on the street, and in a neighbourhood like this that is unlikely to change, which protects the outlook you are paying for.

Errands generally mean Yonge Street or a car. The data panel on this page shows the transit, school and walkability details. A few doors along, 118 Rosedale Heights Drive is another three-suite condominium, a 1930s house converted in 2008, which gives you a sense of how this street handles small-scale condo ownership.

What 104 Rosedale Heights costs

There were no active listings when I checked, and condos.ca does not publish a building average price per square foot for this address. With three suites, a sale may happen only once every few years, so there is no meaningful building-level price history to quote.

To price a suite here, I would look at two sets of comparables: recent sales of similar-sized suites in other small Moore Park and Rosedale condominiums, and sales of houses on nearby streets, adjusted for size. The right price usually lands between the two, closer to the house market for a large suite with outdoor space and parking.

Fees in a self-managed three-suite building can be low, because there is no manager and no staff. Low fees are only good news if the reserve fund is adequate, so read the fund study before you treat a low fee as a saving.

Building specifications

Amenities at 104 Rosedale Heights Condos

There is no amenity package to speak of, and that is the point. You are buying a floor of a house-scaled building on a quiet street, with parking included, not a concierge or a gym.

Jatin’s honest take on 104 Rosedale Heights Condos

104 Rosedale Heights Condos — frequently asked questions

Looking at Yorkville, the Annex and Midtown more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.