Published 19 October 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Building at a glance · Kensington-Chinatown
FORM Condos in one look.
50 McCaul St, Toronto
Built
2020
Storeys
14
Suites
190
Developer
Tridel
Corporation
TSCC-2807
Walk Score
100
Free · about 45 seconds · no obligation
What is your unit at FORM Condos worth today?
Floor, exposure, parking and this building’s own recent sales move the number. Your estimate appears instantly, and a written CMA from me is one tap after.
- Uses this building’s own recent sales
- Adjusts for floor, view and parking
- Your number appears instantly
How you get around
Scores from Walk Score®
Walk Score
Walker's Paradise
Transit Score
Rider's Paradise
Bike Score
Biker's Paradise
Transit, nearest first
- 501Queen St West at John St501 Queen streetcar0.2 km
- 1Osgoode stationLine 1 Yonge–University0.3 km
- 13Avenue RdTTC bus0.6 km
- 19BayTTC bus0.7 km
- 97YongeTTC bus0.9 km
- GOUnion Station GOBarrie / Kitchener / Lakeshore East / Lakeshore West / Milton / Richmond Hill / Stouffville lines1.1 km
- UPUnion stationUP Express · Pearson to Union1.1 km
TTC is renewing streetcar track at Long Branch Loop through late 2026; some Lake Shore streetcar trips run as buses.
Distances are straight-line from the building.
How far is everything?
From the front door, in kilometres.
Schools for this address
Public schools from the TDSB school locator, checked 18 October 2026. Boundaries change: confirm with the board before you buy.
ElementaryJK–6
Ogden Junior Public School
33 Phoebe St, Toronto
0.4 km · ~6 min walk
Zoned for this address
MiddleGr 7–8
Ryerson Community School
96 Denison Ave, Toronto
0.9 km · ~14 min walk
Zoned for this address
High schoolGr 9–12
Harbord Collegiate Institute
286 Harbord St, Toronto
2.2 km
Zoned for this address
Catholic elementary
St Mary Catholic Elementary School
1.3 km · ~20 min walk
Nearest, confirm zoning
Catholic elementary
Bishop Macdonell Catholic Elementary
1.4 km · ~22 min walk
Nearest, confirm zoning
Catholic secondary
St Joseph's College School
1.4 km · ~22 min walk
Nearest, confirm zoning
French-language · Viamonde (public)
Ecole Elementaire Gabrielle Roy
1.6 km · ~25 min walk
Nearest, confirm zoning
Catholic (TCDSB) and French-language schools shown are the nearest to the building, not confirmed zoning. Check the TCDSB school locator, Viamonde or MonAvenir.
By the numbers
What units at FORM Condos actually trade for
| Unit type | Sold | Median price | Leased | Median rent |
|---|---|---|---|---|
| 1 bed | 7 | $522,000 | 19 | $2,600/mo |
| 2 bed | 3 | $640,000 | 6 | $2,940/mo |
| 3 bed + | 0 | too few | 3 | $4,600/mo |
Table covers the last 24 months. TRREB MLS® System aggregates; a median is shown only with 3 or more deals, and sizes come from listing ranges. Not an appraisal: get an estimate for your unit.
Living here
Renters, Airbnb and elevators at FORM Condos
Do mostly owners or renters live here?
Renter-heavy building. Of 78 deals here in the last 24 months, 64 were leases and 14 were sales. A high lease share usually means more investor owners, more move-ins and a deeper pool of rental comparables.
Can you Airbnb a unit at FORM Condos?
No active City registrations here right now. In Toronto you can only host in your principal residence, a whole unit for at most 180 nights a year, with a $390 yearly registration and 6% accommodation tax. You cannot buy here to run it as a full-time Airbnb. Check the condo’s rules in the status certificate before you count on it.
How reliable are the elevators?
Ontario requires residential buildings to report any elevator outage lasting 48 hours or more, and this address has none on record. Elevators still need modernizing every 25 to 30 years, so check the reserve fund study for the date.
Sources: TRREB MLS® System lease and sale counts; City of Toronto short-term rental registrations (Open Data, 18 Oct 2026); TSSA Residential Elevator Availability portal.
Before you buy here
Five things the listing will not tell you about FORM Condos
- Reserve fund health. Ask for the latest reserve fund study and its date. A thin fund in an older building usually means fee jumps or a special assessment.
- Special assessments and big repairs. Check the status certificate for planned levies and for balcony, garage, window or elevator work.
- Insurance deductible. Find the corporation’s deductible for water damage. If it is higher than your own policy covers, raise your coverage before closing.
- Fee trend. Compare this year’s budget with last year’s. Rises of 2–5% a year are typical; bigger jumps need an explanation.
- Lawsuits and rules. Look for legal claims against the corporation, and for rules on pets, short-term rentals and leasing.
Send me the status certificate and I will flag anything that matters before your conditional period runs out.
Get my status certificate reviewedWatch this building
Know the moment a unit at FORM Condos lists or sells.
Portals tell you a listing exists. I tell you whether it is priced right for this building, which stack it is in, and what the last comparable unit actually went for.
- New listings for sale or rent here
- What units sold for, with my read on it
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Building alerts
Takes about twenty seconds.
Eat, drink and shop nearby
Within about a 10-minute walk.
Coffee
Prema Coffee and Bar
Steps away
Restaurant
The Flower Cake Cafe
0.2 km · ~3 min walk
Shawarma
Alpha's Shawarma
0.2 km · ~3 min walk
French
O'Frenchy
0.2 km · ~3 min walk
Restaurant
Muni Robata Restaurant
0.2 km · ~3 min walk
Shawarma
Baba Shawarma
0.2 km · ~3 min walk
Places from OpenStreetMap. Check hours before you go.
Parks nearby
- Grange Park
- St. Patricks Square
- Gallery Park
Nearest grocery
No Frills
0.3 km · ~5 min walk
Prices: TRREB MLS® System aggregate medians for 50 McCaul St, last 12 months (updated 18 October 2026), compiled by Jatin Dua, Broker of Record, RE/MAX Quantum Realty Inc., Brokerage; deemed reliable, not guaranteed. Schools: TDSB school locator; Catholic and French schools: nearest by distance. Transit and scores: Walk Score® and TTC/GO station locations. Nearby places: OpenStreetMap. Distances are straight-line estimates.
FORM is the white, stepped tower on McCaul that seems to lean outward as it rises, just south of OCAD’s tabletop building. It is a 2020 Tridel condo with an unusually considered design, terraces over Grange Park and a location that puts the AGO, OCAD and Queen Street at your door. It is not a cheap address, and it does not pretend to be. I’m Jatin Dua, RE/MAX Quantum Realty.
Quick answer
FORM Condos is a 14-storey, 190-suite condominium at 50 McCaul Street, Toronto, in the area I group as Queen West, Trinity-Bellwoods, Kensington and Little Italy. It was developed by Tridel and designed by architectsAlliance, with interiors by U31, and was completed in 2020. The condominium corporation is TSCC-2807, registered on 5 October 2020, and condos.ca lists Del Property Management as the manager. Amenities include concierge, a gym, a party room and visitor parking.
FORM Condos at a glance
An upside-down ziggurat on a sensitive street
Peter Clewes of architectsAlliance designed FORM as what Designlines described as an inverted ziggurat: the floors cantilever outward as the building climbs, so the tower is narrower at the bottom than at the top. That move frees up a small plaza at street level and keeps a view open to St. George the Martyr, the church to the west on Stephanie Street.
The site is one of the more delicate in the city. OCAD University’s Sharp Centre for Design sits just to the north, the AGO is a short walk away, and Grange Park is right behind. UrbanToronto reported that the north end of the tower was set back to reduce shadow on the park, and that vertical fins on the south side were used to calm the facade and make it read as one object.
The skin is white glass and concrete with alternating metal fins, which Clewes said made it look less like a typical residential tower. I agree with him. It is one of the few recent condos in this part of downtown that looks designed for its block rather than dropped into it.
Who the suites were planned for
The 2016 planning application, as reported by UrbanToronto, called for 190 units: about 54 per cent one-bedrooms, about 35 per cent two-bedrooms and about 11 per cent three-bedrooms. Construction coverage in 2018 described 189 homes, while condos.ca records 190. The difference is one suite, likely from a late combination, and it does not change much for you.
That eleven per cent of three-bedrooms is the interesting part. Three-bedroom condos are scarce downtown, and in a Tridel building next to a park they suit families and downsizers who want room. Expect them to come up rarely and to sell to buyers who have been waiting.
The stepped massing creates terraces at the cantilevers on the south side and a matching trio of stepped terraces on the north. A suite on one of those levels can have outdoor space that is far larger than a standard balcony. When you look at a listing, ask whether the outdoor area is a balcony or a terrace, and whether it faces Grange Park or McCaul.
The interiors were done by U31. Designlines singled out a faceted mirror sculpture that grows from the lobby ceiling and down one wall, and layered lighting in the party room. Those are small things, but they tell you the developer spent money on the shared spaces people walk through every day, which tends to help a building age well in buyers’ eyes.
Thinking about buying or selling here?
I work this area every week and I will give you a straight answer, including when the answer is to wait. No pressure, and no drip campaign you cannot get out of.
Call or text 833-330-1925 Send me a message
Jatin Dua, Broker of Record — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Parking, lockers and the building systems
UrbanToronto reported 96 parking spaces on two underground levels for the 190 units, so roughly half of suites have a space. If you need one, make sure the listing includes it and confirm in the status certificate whether it is owned or exclusive-use.
This is a Tridel building managed, per condos.ca, by Del Property Management, a company affiliated with Tridel. Many buyers like that continuity between builder and manager. It also means you should read the board minutes for how warranty items were handled after the 2020 registration, since the builder and manager are related.
Condos.ca does not show a list of what the fee includes for FORM, so I am not going to guess. Ask the listing agent for the status certificate and a breakdown of what the fee covers, and how hydro, heat and water are billed.
The McCaul and Grange Park day to day
McCaul between Queen and Dundas is a short, busy street of students, gallery visitors and Queen West shoppers. Grange Park sits right behind the building and the AGO, and it is one of the most pleasant small parks downtown for a morning walk or a coffee on a bench.
You are between three very different neighbourhoods: Queen West to the south, Chinatown and Kensington Market to the north and west, and the University Avenue hospitals and offices to the east. Very few downtown addresses give you that range on foot.
The trade-off is that OCAD and the AGO bring crowds, and Queen Street brings noise. Suites facing the park are quieter than those facing McCaul. Transit, schools and other nearby details are in the data panel on this page.
Price per square foot and fees at FORM
Condos.ca puts the building average at about $915 per square foot. For a 2020 Tridel building next to a park, with a design this distinctive, that is in line with newer downtown mid-rise stock rather than at a premium to it.
Only two suites were listed for sale at the time of writing, asking between $499,000 and $878,000, with monthly fees from about $591 to $831. Across those listings the fee works out to roughly $0.94 per square foot, which is on the higher side for a newer building. Find out what that fee includes before comparing it to anything else.
With so few listings, pricing at FORM is decided suite by suite. Terrace size, park views and parking can move a price more than the floor plan does. A proper comparable analysis matters here; ask me for one through the building sold report.
Building specifications
| Building name | FORM Condos |
| Address | 50 McCaul St, Toronto M5T |
| Developer | Tridel |
| Architect | architectsAlliance (Peter Clewes) |
| Interior design | U31 |
| Storeys | 14 |
| Total suites | 190 (some construction coverage says 189) |
| Condo corporation | TSCC-2807 |
| Registered | 5 October 2020 |
| Property management | Del Property Management (per condos.ca) |
| Unit mix (as planned) | About 54% one-bed, 35% two-bed, 11% three-bed |
| Parking | 96 spaces on two underground levels (as planned) |
| Maintenance fees | About $0.94 per sq ft across current listings |
Amenities at FORM Condos
The amenities are short and well finished: a gym, a party room designed by U31 and a planted communal terrace that, according to Designlines, wraps three sides of the building above Grange Park. With the AGO and the park next door, you do not need a long amenity list here.
Jatin’s honest take on FORM Condos
Who this building suits
Buyers who care about architecture and want a newer building close to the AGO, OCAD and Queen West. The three-bedrooms suit families and downsizers who want a park on their doorstep, and the one-bedrooms suit professionals working downtown or at the hospitals on University.
What I’d want you to check
Get the fee breakdown first, since the inclusions are not published where I could find them. Confirm parking for the unit, because only about half the suites have a space. Ask how the cantilevered terraces drain and how their membranes are covered in the reserve fund study. Then read the status certificate and recent minutes for how post-registration warranty items were closed out.
The value question
At about $915 a square foot, FORM is priced like a good newer downtown building, and you get better design and a better location than most of its peers for that money. The fee per square foot is the number I would want explained. If the inclusions justify it, I think this is one of the more defensible buys in the Grange Park area.
Free building report: FORM Condos
Send me your email and I’ll put together a current report on FORM Condos — real sold comparables, what’s listed right now, and what the maintenance fees actually cover.
- Every sale in the building over the last 12 months
- Current active listings and asking prices
- Maintenance fee breakdown and what’s included
- My read on which exposures and floors hold value
Tell me what you are planning
Three quick answers so I come back with something useful, usually the same day.
Thinking about buying or selling here?
I work this area every week and I will give you a straight answer, including when the answer is to wait. No pressure, and no drip campaign you cannot get out of.
Call or text 833-330-1925 Send me a message
Jatin Dua, Broker of Record — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
FORM Condos — frequently asked questions
Who built FORM Condos?
Tridel developed FORM, with architectsAlliance as architect and U31 on the interiors. It was completed in 2020 and registered as TSCC-2807.
How many suites are in FORM?
Condos.ca records 190 suites over 14 storeys. Some 2018 construction coverage described 189 homes.
What makes the design unusual?
The tower steps outward as it rises, like an upside-down ziggurat, with vertical metal fins on the facade. The shape shelters a ground-level plaza and keeps a view open to St. George the Martyr church.
Does FORM have three-bedroom suites?
Yes. The planning application called for about 11 per cent three-bedroom units, which is unusual for a downtown condo.
Does FORM have terraces?
The stepped design created terraces at several levels on the south and north sides, and there is a communal planted terrace overlooking Grange Park.
Is there parking at FORM?
Plans called for 96 spaces on two underground levels for 190 units, so only some suites include parking. Confirm for the unit you are buying.
Who manages FORM Condos?
Condos.ca lists Del Property Management, a company affiliated with Tridel.
What amenities does FORM have?
Concierge, a gym, a party room, a communal terrace, a green roof and visitor parking.
What do the maintenance fees include?
Condos.ca does not publish the inclusions for this building. Ask for a breakdown and check the status certificate.
How does FORM compare with OCAD and the AGO next door?
It was designed to sit quietly beside them, with a setback on the north to reduce shadow on Grange Park. It is a neighbour to both institutions rather than part of either.
How much do condos at FORM Condos sell for?
Over the last 12 months the median resale at FORM Condos was $580,000, across 10 sales. The typical unit sold in 21 days at about 96% of the asking price. That works out to roughly $949 per square foot.
How much is rent at FORM Condos?
The median lease at FORM Condos over the last 12 months was $2,675/mo, from 28 leases. Units typically leased in 11 days.
What does each unit type cost at FORM Condos?
Over the last 24 months: One-bedrooms sold for a median $522,000 and rented for $2,600/mo; Two-bedrooms sold for a median $640,000 and rented for $2,940/mo; Three-bedrooms rented for $4,600/mo. Each median uses three or more deals.
What rental yield does FORM Condos offer an investor?
At a median price of $580,000 and a median rent of $2,675 a month, the gross yield is about 5.5%, before maintenance fees, property tax, insurance and mortgage interest. Net cash flow depends on the fee and your down payment, so run the numbers for the exact unit.
Do mostly owners or renters live at FORM Condos?
Mostly renters. Of the deals here in the last 24 months, 82% were leases and 18% were sales.
Can you Airbnb a unit at FORM Condos?
Only in limited cases. Toronto allows short-term rentals only in your principal residence, a whole unit for at most 180 nights a year, with a $390 yearly City registration and 6% accommodation tax. The City’s register shows no active short-term rental registrations at this address. The condo’s declaration and rules can ban short stays outright, so check them in the status certificate.
Has FORM Condos had elevator outages?
None on record. Ontario requires residential buildings to report elevator outages of 48 hours or more to TSSA, and this address has no reported outage since July 2022.
What schools is FORM Condos zoned for?
For TDSB public schools, the address is zoned for Ogden Junior Public School (Elementary, JK–6), Ryerson Community School (Middle, Gr 7–8), Harbord Collegiate Institute (High school, Gr 9–12). Catholic and French-language schools are listed on this page by distance. Boundaries change, so confirm with the board before you buy.
What is the closest subway or GO station to FORM Condos?
The nearest subway is Osgoode station (Line 1 Yonge–University), 0.3 km away; the nearest GO station is Union Station GO on the Barrie / Kitchener / Lakeshore East / Lakeshore West / Milton / Richmond Hill / Stouffville lines, 1.1 km; UP Express runs from Union station, 1.1 km; the 501 Queen streetcar stops 0.2 km away; the closest bus is the Avenue Rd (TTC bus). Distances are straight-line from the building.
What is the Walk Score of FORM Condos?
Walk Score 100, Transit Score 100 and Bike Score 99. Most daily errands can be done on foot.
What restaurants and shops are near FORM Condos?
Within about a 10-minute walk: Prema Coffee and Bar (Coffee), The Flower Cake Cafe (Restaurant), Alpha's Shawarma (Shawarma), O'Frenchy (French), Muni Robata Restaurant (Restaurant). The closest grocery store is No Frills, 0.3 km away.
Which parks are near FORM Condos?
Grange Park, St. Patricks Square, Gallery Park are the closest green spaces.
What is my unit at FORM Condos worth?
Use the free AI estimator at the top of this page. It uses this building’s own recent sales and adjusts for floor, view and parking, and your number appears instantly. For a written CMA, I will price your exact unit against the latest comparable sales.
How do I find out when a unit at FORM Condos lists or sells?
Join the building alerts on this page. I watch this building by hand and will tell you when a unit lists, sells or drops in price, with my read on whether it is priced right.
Looking at Queen West, Trinity-Bellwoods, Kensington and Little Italy more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.
Condo Valuation
What’s your condo
worth today?
Three quick steps. Condos don’t price like houses — your floor, your view, and whether you own parking move the number more than anything else. This weighs all of them.
Reading recent condo sales…
Estimated market value
—
$0–$0
Most likely $0 · about $0 per square foot
What moved the number
Starting from what comparable units in your area sell for, here’s what your specifics added or subtracted.
Market context
—
—
Two units, same floor plan,
$90,000 apart.
That happens constantly in condos — one has the parking, the right exposure, or a board that keeps the reserve fund healthy. A model can’t see your status certificate. I can.
About the author — Jatin Dua, Toronto condo broker
I’m Jatin Dua, Broker of Record at RE/MAX Quantum Realty. I work condo buildings across Toronto and the GTA every week, including Queen West, Trinity-Bellwoods, Kensington and Little Italy. What buyers and sellers usually need is someone who knows the individual buildings: which exposures get the light, which corporations keep healthy reserve funds, and which units are priced past what they will appraise for.
If you’re buying or selling at FORM Condos, I’ll give you the honest version — including when I think you should walk away. Reach me at [email protected] or 833-330-1925, or book a free consultation.
More Queen West, Trinity-Bellwoods, Kensington and Little Italy building guides: 109OZ · 110 Palmerston Avenue · 1181 Queen West Condos · 12 Degrees · 130 Clinton Street Townhouses · 150 Beverley Street Condos
More resources: GTA condo directory · Building sold report · Book a call
© 2026 Jatin Dua, Broker of Record, RE/MAX Quantum Realty Inc., Brokerage. The building data on this page was compiled and verified by Jatin Dua. Reproduction or republication, in whole or in part, requires written permission. To request permission, call 833-330-1925.