Imperial Lofts, 90 Sherbourne St: A 1910 Optical Warehouse, Converted

Imperial Lofts is one of the better-value hard lofts downtown, and most buyers have never heard of it. It is the old Imperial Optical warehouse on Sherbourne just north of Adelaide, converted in 1997 into 65 suites with fir beams, red brick and big arched windows. The price per square foot is low for what you get, and there are reasons for that worth understanding. I’m Jatin Dua, RE/MAX Quantum Realty.

The Imperial Optical building

The building went up around 1910 and was home to the Imperial Optical Company in its early years, then served as a warehouse for a series of manufacturers through the middle of the century. It combines a warehouse and an office building across two addresses, 80 and 90 Sherbourne, with sections of three and six storeys.

Plaza, credited as Plazacorp in some sources, converted it into lofts in 1997, and the corporation was registered in January 1998. That puts it in the first generation of Toronto hard-loft conversions, when developers were still keeping most of the original structure rather than adding glass boxes on top.

The building is often described as having an Art Deco character, and the details carry it: red brick, arched mullioned windows and an original manually operated elevator cab that is still part of the building’s identity.

Fir beams, brick and very different suites

Inside, you get the hard-loft basics done properly: exposed Douglas fir timber beams, original brick walls and exposed ducts and pipes. Some suites have concrete ceilings and columns instead of timber, because the warehouse and office portions were built differently. Ask which part of the building a suite is in.

Ceiling heights vary. One recent listing describes about 10.5 feet, which is generous but lower than the 12 to 14 feet of some east-end conversions. Suites range from about 780 to 1,654 sq ft, and sources disagree slightly on both the size range and the total count, with 65 the figure in the corporation records I have.

Finishes vary a great deal from suite to suite, because owners have renovated over nearly 30 years. Two suites with the same floor plan can be completely different products, so judge each on its own kitchen, bathrooms and mechanicals.

The arched windows are one of the building’s best features, but they also mean window coverings and any eventual replacement will be costly, and in a building of this age the corporation may have rules on what owners can change. Ask before you plan a renovation.

What the fee covers, and why it looks high

The maintenance fee includes common elements, heat, water, building insurance and parking. With heat and a parking space bundled in, the fee is not comparable to a newer tower where both are extra, so add those costs back before you compare.

The two suites currently listed show monthly fees in a range of roughly $1,300 to $1,550. That is a meaningful carrying cost, and it is the main reason this building trades at a lower price per square foot than its character would suggest. Ask for the current budget and the history of fee increases.

Amenities are modest: a party room, a shared rooftop terrace with barbecues, a parking garage and security. Some descriptions call the rooftop the only real amenity, which is closer to the day-to-day reality.

A security guard is listed for the building, which is unusual at this size and is part of what the fee pays for. Ask what hours the desk is staffed, since that affects both the budget and how parcels and visitors are handled.

Sherbourne between King and Queen

The building sits a short walk from St. Lawrence Market, the King East design and furniture strip and the restaurants around Front and Jarvis. Sherbourne has protected cycle tracks, which matters if you cycle to work in the core. The data panel on this page has the exact transit, school and park details.

For daily errands, the St. Lawrence Market and the grocery and retail around Front and Jarvis are within an easy walk, which is a big reason buyers who see this building come back to it.

The biggest change coming is the Ontario Line. Metrolinx has confirmed a Moss Park station around Queen and Sherbourne, a short walk north, so expect construction disruption on this stretch for some years and much better rapid transit afterwards.

North toward Queen and Moss Park the streetscape changes, with social services and older buildings alongside new condos. Walk the area at different times of day before you buy.

Low price per square foot for a real hard loft

The building average is about $740 per square foot, which is low for an authentic brick-and-beam conversion this close to the St. Lawrence Market. Newer towers within a few blocks typically ask well above that, without the timber or the volume.

The discount reflects the fee level, the age of the building and the limited amenities. It also reflects suite size: larger, older suites usually sell for less per square foot than small new ones.

Take the fee into account when you think about price. A buyer comparing a suite here with a newer condo nearby will see a lower purchase price and a higher monthly cost; the right answer depends on how long you plan to stay and what the newer building charges for parking and heat.

There are two suites listed for sale right now, asking between about $1.0 million and $1.78 million. That spread says more about size and configuration than about the building, so compare each against its own square footage.

For recent sold and leased figures, see the data panel or my building sold report.

Building specifications

Amenities at Imperial Lofts

The rooftop terrace is the amenity people actually use, and in summer it is a genuine extension of the suites. Otherwise this is a building you live in for the loft, not the facilities.

Jatin’s honest take on Imperial Lofts

Imperial Lofts — frequently asked questions

Looking at Church–Wellesley, Corktown, Moss Park and Cabbagetown more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.