Rosedale Ravine Residences, 388 Bloor St E: Ravine Views, All-In Fees

The Rosedale Ravine Residences is a building I point to when buyers say they want space near Yonge and Bloor and assume they cannot afford it. It is an 18-storey, 91-suite tower from 2001 with suites up to about 2,200 square feet, some with year-round ravine views, at one of the lowest prices per square foot in the area. The reason for that price is mostly the fee, and that is what you need to understand. I’m Jatin Dua, RE/MAX Quantum Realty.

A smaller tower on the ravine edge

The building takes its name from the Rosedale ravine system nearby. Suites on the right side and at the right height look out over the trees rather than at another tower, and at least one recent listing described unobstructed, year-round ravine views. That view is the single feature I would pay for here. Ask which suites face the ravine, and be wary of a listing that promises a view without saying which direction the suite faces. Visit in winter if you can, when the leaves are down and you see what the view is really like.

At 91 suites over 18 storeys, this is a relatively small tower, with only a handful of suites per floor. You get the services of a full tower, including a 24-hour concierge, without the crowded elevators and anonymous hallways of a 400-suite building.

The developer is recorded only as 388 Bloor East, which is the name of a project company rather than a known builder. I could not confirm who was behind it, so I would not rely on any reputation either way. At 25 years old, the building’s own maintenance record matters more than who built it.

Bigger suites than most of Bloor

Recorded suite sizes run from about 611 square feet to roughly 2,205 square feet. That range leans large. Many newer buildings near Yonge and Bloor are built around small one-bedrooms; here, even the smallest recorded suite is over 600 square feet, and the largest are close to house-sized.

Recent listings have included split two-bedroom, two-bathroom plans of about 1,000 square feet, with the bedrooms on opposite sides of the living area. That is a layout that works well for roommates, for a home office, or for a couple who want some separation.

Finishes vary widely because the building is 25 years old. Some suites will be original and some fully renovated, so compare them on condition and view, not just size. Ceiling heights are not published, so check them at the showing. The larger suites also tend to sell more slowly, so be patient if you are buying one, and realistic if you are selling.

Why the price per foot is low

The fee here covers air conditioning, common elements, heat, hydro, building insurance and water. Including hydro is uncommon, and it means you may pay almost no utility bills yourself. The trade-off is a high monthly fee, and buyers who compare fees without adjusting for that tend to mark the building down.

That is a large part of the reason the building averages only about $604 per square foot. A higher fee lowers what buyers will pay up front, because they are carrying more each month. If you plan to live here for years, you are really choosing between paying more now in a newer building or more each month here.

Parking is not listed among the fee inclusions in the building profile, though at least one listing described parking as included. Confirm in the status certificate how many spaces come with the suite, whether they are owned, and what is paid for them.

Amenities and the neighbourhood

The amenity package is practical: a 24-hour concierge and security, a gym, a sauna, a lounge, a party room, a games room, a guest suite, bike storage and visitor parking. There is no pool listed. For a building of this size, that is a good set, and the guest suite is a real help for owners with family visiting.

Bloor Street East here is a busy commuter street, and the ravine is what softens it. You are a walk from the Yonge and Bloor shops and offices and from the edge of Rosedale’s residential streets. The data panel on this page covers transit, schools, Walk Score and nearby food and parks.

Bloor Street is one of the city’s main growth corridors. Check active applications nearby on the City of Toronto map, because a new tower on the wrong side could affect the views you are paying for.

Large suites at a low price per foot

At about $604 per square foot, this is one of the lowest averages I see for a concierge building this close to Yonge and Bloor. For a buyer who wants 1,000 to 2,000 square feet near the core, the entry price is the main attraction.

At the time of writing, there was only one suite for sale and one for lease, so I cannot quote a fair range of asking prices or fees. When you do compare, work out the fee per square foot and subtract what you would pay for hydro, heat and cooling in a newer building. Then compare the total monthly cost, not just the fee.

Also compare the total cost of ownership over the years you plan to stay: purchase price, fee, property tax and any expected special assessments. My building sold report shows what has actually closed here.

Building specifications

Amenities at The Rosedale Ravine Residences

This is a full-service package for a 91-suite building, and the concierge, gym and guest suite cover what most owners use. Because hydro is in the fee, running these facilities is a shared cost, so it shows up in your monthly payment rather than on a separate bill.

Jatin’s honest take on The Rosedale Ravine Residences

The Rosedale Ravine Residences — 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.