Published 19 October 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Building at a glance · Kensington-Chinatown
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426 University Ave, Toronto
Built
2014
Storeys
42
Suites
318
Developer
Tribute Communities
Corporation
TSCC-2375
Walk Score
100
Free · about 45 seconds · no obligation
What is your unit at Residences at RCMI 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
- 1St Patrick stationLine 1 Yonge–UniversitySteps away
- 505Dundas St West at University Ave - St Patrick Station505 Dundas streetcarSteps away
- 13Avenue RdTTC bus0.3 km
- 19BayTTC bus0.4 km
- 97YongeTTC bus0.7 km
- GOUnion Station GOBarrie / Kitchener / Lakeshore East / Lakeshore West / Milton / Richmond Hill / Stouffville lines1.2 km
- UPUnion stationUP Express · Pearson to Union1.2 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
0.7 km · ~11 min walk
Zoned for this address
MiddleGr 7–8
Ryerson Community School
96 Denison Ave, Toronto
1.2 km · ~19 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
1.6 km · ~25 min walk
Nearest, confirm zoning
Catholic elementary
St Michael Catholic Elementary School - Bldg 1
1.7 km
Nearest, confirm zoning
Catholic secondary
St Joseph's College School
1.2 km · ~19 min walk
Nearest, confirm zoning
French-language · Viamonde (public)
Ecole Elementaire Gabrielle Roy
1.3 km · ~20 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 Residences at RCMI actually trade for
| Unit type | Sold | Median price | Leased | Median rent |
|---|---|---|---|---|
| 1 bed | 13 | $455,000 | 57 | $2,250/mo |
| 2 bed | 1 | too few | 18 | $2,900/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 Residences at RCMI
Do mostly owners or renters live here?
Renter-heavy building. Of 193 deals here in the last 24 months, 165 were leases and 28 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 Residences at RCMI?
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 Residences at RCMI
- 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 Residences at RCMI lists or sells.
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- New listings for sale or rent here
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Takes about twenty seconds.
Eat, drink and shop nearby
Within about a 10-minute walk.
Coffee
Tim Hortons
Steps away
Sandwiches
Mr. Sub
Steps away
Restaurant
Cafe Plenty
Steps away
Restaurant
Nai Nai Indonesian Food
Steps away
Restaurant
Avenue Cafe + Bistro
Steps away
Caribbean
All Spice Jerk Express
0.2 km · ~3 min walk
Places from OpenStreetMap. Check hours before you go.
Parks nearby
- Gallery Park
- Grange Park
- Larry Sefton Park
Nearest grocery
Longo's
0.3 km · ~5 min walk
Prices: TRREB MLS® System aggregate medians for 426 University Ave, 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.
Residences at RCMI is the tower on University Avenue that sits behind the old Royal Canadian Military Institute facade, just south of Dundas. It was one of the first major downtown condos approved with no parking for residents, and every suite is under about 760 square feet. That makes it a very specific building, and a good one for the right owner. I’m Jatin Dua, RE/MAX Quantum Realty.
Quick answer
Residences at RCMI is a 42-storey, 318-suite condominium at 426 University Avenue, Toronto, on a site running from University Avenue through to Simcoe Street just south of Dundas Street West. Condos.ca lists it in Kensington-Chinatown; here it is grouped with Queen West, Trinity-Bellwoods, Kensington and Little Italy. It was developed by Tribute Communities and designed by Zeidler Partnership Architects. It was completed in 2014, and the condominium corporation, TSCC-2375, was registered on 5 May 2014. Crossbridge Condominium Services is listed as manager. Suites run roughly 474 to 763 sq ft. Maintenance fees include heat and water.
Residences at RCMI at a glance
A condo tower built around a military club
For more than a century, this site was home to the Royal Canadian Military Institute, a private members’ club with a long-familiar presence on University Avenue. Tribute Communities redeveloped the site: the old clubhouse came down in 2010, but its front facade was kept and incorporated into the base of the new tower.
The Institute returned to the site and occupies the lower part of the complex, with the condominium suites above. That gives the building an unusual street presence for University Avenue: a heritage front at grade and a 42-storey glass tower rising behind it.
The architect was Zeidler Partnership Architects, the Toronto firm behind the Eaton Centre and Ontario Place. The tower was marketed with green features and was designed to meet LEED standards set by the Canada Green Building Council.
No parking, by design
The detail that defines this building is parking, or the lack of it. When construction started, UrbanToronto reported that no resident parking was being provided, apart from nine spaces set aside for car-share vehicles. It called that a first for a major new project downtown. In place of a garage full of cars, the building was planned with roughly one bicycle storage space per suite.
For the right buyer this is a feature, not a flaw. There is no parking space to pay for, no garage-heavy reserve fund line, and a location where a car is optional. For other buyers, it is a deal-breaker. If you own a car, you will need to rent a space nearby, and that cost and availability should be part of your decision before you make an offer.
It also shapes resale. Your future buyers are, by definition, people who are comfortable without parking on site. In this location that is a large pool, but it is a narrower one than for a building with parking.
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.
Small suites, and who they are for
Suites here run from about 474 sq ft to roughly 763 sq ft. In practice that means one-bedrooms, one-bedroom-plus-dens and compact two-bedrooms. There are no large family plans in the building.
That suite mix tells you who lives here: students and staff at the nearby universities and hospitals, young professionals working downtown, and investors renting to both. Condos.ca showed several suites for rent and only one for sale when I checked, which is consistent with a building where rentals are a big part of the picture.
If you are buying to live in, look at the den carefully. In compact plans, a den can be a genuine home office or just a wide hallway. Higher floors on a 42-storey tower also make a real difference to light and views, so compare floors, not just plans.
The University Avenue location
The site sits between University Avenue and Simcoe Street, just south of Dundas. The hospital row on University, the University of Toronto, the Art Gallery of Ontario and Chinatown are all within walking distance, and the Financial District is a straightforward walk south.
The automatic panel covers transit and walkability in detail. The practical point is that this is one of the few places in the city where living without a car is not a compromise.
The other reality of a University Avenue address is that it is a wide, busy road with sirens heading to the hospitals at all hours. Suites facing University get the open outlook across the avenue; suites facing Simcoe Street to the west look over a quieter, narrower street. Visit at different times of day, and if sound matters to you, ask about the window specification and listen from inside the suite with the doors closed.
What Residences at RCMI costs
Condos.ca puts the building average at about $825 per square foot. That is broadly in line with downtown buildings of the same age, and it reflects small suites, where price per foot tends to run higher.
Only one suite was listed for sale when I checked, so there is no meaningful asking-price range to quote. That is common here. With a high share of rentals and small suites, resales come in waves rather than a steady flow.
The small-suite mix also matters for value. Price per square foot looks higher on a 500 sq ft one-bedroom than on a 1,000 sq ft two-bedroom, even when both are fairly priced, so compare this building with other small-suite towers rather than with buildings full of larger plans. A one-bedroom-plus-den here should be measured against similar dens in nearby towers of the same age.
Fees include heat and water, and because there is no parking, you are not paying for a space you do not use. Compare the total monthly cost, including hydro, against a similar suite in a building where parking is bundled. For a recent picture of what has traded, see my building sold report.
Building specifications
| Building name | Residences at RCMI |
| Address | 426 University Avenue, Toronto |
| Developer | Tribute Communities |
| Architect | Zeidler Partnership Architects |
| Storeys | 42 |
| Total suites | 318 |
| Condo corporation | TSCC-2375 |
| Registered | 5 May 2014 |
| Property management | Crossbridge Condominium Services |
| Suite sizes | Approximately 474 to 763 sq ft |
| Parking | No resident parking; car-share spaces and bicycle storage planned instead |
| Fees include | Heat and water |
Amenities at Residences at RCMI
Condos.ca lists a concierge and a gym, and the building was planned with extensive bicycle storage. This is not an amenity-led building; you buy here for the location and the lower carrying costs, not a pool or a party floor.
Jatin’s honest take on Residences at RCMI
Who this building suits
Owners and investors who do not need a car and want to be on University Avenue, close to the hospitals, the university and the core. It suits first-time buyers who want a downtown tower suite at a manageable size, and investors targeting tenants who work or study nearby. It also suits buyers who would rather spend the cost of a parking space on a better floor or a better view.
What I’d want you to check
Be honest about parking before anything else. If you will need a space, price a nearby rental before you offer. Then read the reserve fund study and the board minutes: a 2014 tower is entering the period where window seals, mechanical equipment and elevators start to need attention. Ask about the shared-use arrangements with the Institute at the base, and how common costs are divided, which the status certificate and declaration will explain.
The value question
At about $825 per square foot with no parking to carry, this can be a sensible way into a very central address. The trade-off is that the buyer pool is narrower and the suites are small, so it rewards owners who plan to hold or rent. If you need parking or space for a family, look elsewhere. If you do not, it is one of the more practical towers on University.
Free building report: Residences at RCMI
Send me your email and I’ll put together a current report on Residences at RCMI — 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.
Residences at RCMI — frequently asked questions
Does Residences at RCMI have parking?
It was built without resident parking. UrbanToronto reported nine spaces for car-share vehicles and roughly one bicycle storage space per suite.
Who developed and designed the building?
Tribute Communities developed it, and Zeidler Partnership Architects designed it.
What is the connection to the Royal Canadian Military Institute?
The Institute’s club stood on this site for over a century. Its facade was kept and built into the base of the new tower, and the Institute occupies the lower part of the complex.
How tall is it and how many suites are there?
42 storeys and 318 suites, registered as TSCC-2375 in May 2014.
How big are the suites?
Roughly 474 to 763 sq ft, so mostly one-bedrooms, one-bedroom-plus-dens and compact two-bedrooms.
What do the maintenance fees include?
Heat and water. Hydro is separate; confirm details in the status certificate.
What amenities are there?
Condos.ca lists a concierge and a gym. The package is modest, and the building was designed around bicycle storage rather than a garage.
Who manages the building?
Condos.ca lists Crossbridge Condominium Services. Confirm the current manager in the status certificate.
Is it a green building?
It was marketed as designed to meet LEED standards from the Canada Green Building Council. Ask for any certification documents if that matters to you.
Who is this building best for?
People who live without a car and want to be close to the hospitals, the University of Toronto and the Financial District, plus investors renting to them.
How much do condos at Residences at RCMI sell for?
Over the last 12 months the median resale at Residences at RCMI was $457,500, across 14 sales. The typical unit sold in 49 days at about 95% of the asking price. That works out to roughly $802 per square foot.
How much is rent at Residences at RCMI?
The median lease at Residences at RCMI over the last 12 months was $2,300/mo, from 75 leases. Units typically leased in 12 days.
What does each unit type cost at Residences at RCMI?
Over the last 24 months: One-bedrooms sold for a median $455,000 and rented for $2,250/mo; Two-bedrooms rented for $2,900/mo. Each median uses three or more deals.
Are prices at Residences at RCMI up or down since 2022?
Down about 23%. The median sold price per square foot was $1,039 in 2022 and $802 over the last 12 months. Pricing off 2022 comparables is the most common mistake sellers make here.
What rental yield does Residences at RCMI offer an investor?
At a median price of $457,500 and a median rent of $2,300 a month, the gross yield is about 6.0%, 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 Residences at RCMI?
Mostly renters. Of the deals here in the last 24 months, 85% were leases and 15% were sales.
Can you Airbnb a unit at Residences at RCMI?
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 Residences at RCMI 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 Residences at RCMI 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 Residences at RCMI?
The nearest subway is St Patrick station (Line 1 Yonge–University), 0.0 km away; the nearest GO station is Union Station GO on the Barrie / Kitchener / Lakeshore East / Lakeshore West / Milton / Richmond Hill / Stouffville lines, 1.2 km; UP Express runs from Union station, 1.2 km; the 505 Dundas streetcar stops 0.1 km away; the closest bus is the Avenue Rd (TTC bus). Distances are straight-line from the building.
What is the Walk Score of Residences at RCMI?
Walk Score 100, Transit Score 100 and Bike Score 98. Most daily errands can be done on foot.
What restaurants and shops are near Residences at RCMI?
Within about a 10-minute walk: Tim Hortons (Coffee), Mr. Sub (Sandwiches), Cafe Plenty (Restaurant), Nai Nai Indonesian Food (Restaurant), Avenue Cafe + Bistro (Restaurant). The closest grocery store is Longo's, 0.3 km away.
Which parks are near Residences at RCMI?
Gallery Park, Grange Park, Larry Sefton Park are the closest green spaces.
What is my unit at Residences at RCMI 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 Residences at RCMI 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 Residences at RCMI, 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.