Berkley Townhomes, 3890 Bloor St W: 12 Homes Beside a Changing Six Points

Berkley Townhomes is one of the smallest condominium corporations I review: 12 townhomes on Bloor Street West, built in 2003, not far from the Six Points rebuild. Small corporations can be the best-run buildings in the city or the hardest to live in, and the difference is almost entirely in the paperwork. I will tell you what I would read before I let a client buy here. I’m Jatin Dua, RE/MAX Quantum Realty.

Twelve owners, one corporation

With only 12 homes, TSCC-1550 is a very small condominium corporation. That shapes almost everything about owning here. Every shared cost, from a new roof to a legal bill to the property management contract, is split 12 ways, so a single large repair can mean a much bigger share per owner than it would in a 100-unit complex.

The upside is control. In a corporation this size, the board is a handful of neighbours, decisions can be quick, and you can usually get to know everyone who votes on your fees. Owners who get involved tend to keep costs down, because there is no large staff or amenity package to fund.

The downside is that a small corporation depends heavily on a few volunteers and on its property manager. Condos.ca lists Performance Property Management. Ask how long they have managed the complex, how often the board meets and how many owners take part.

Insurance is another point to check. Condos.ca lists building insurance in the fee, but in a small corporation the deductible on the master policy can be large relative to the budget, and some declarations pass part of a claim back to the owner whose unit caused it. Ask your own insurer to read the declaration and the corporation’s policy before you firm up.

The homes themselves

Condos.ca records a single size for the complex, about 1,348 square feet. That may mean the homes share one plan, or simply that only one size has been recorded, so confirm the size of the home you are considering from the floor plan or the seller’s documents.

At about 1,350 square feet, these are family-sized townhomes, comparable to a modest semi-detached house. Ask about the number of levels, bedroom count and where the laundry and mechanical room are, because those details decide whether the layout works for your household.

Parking is included in the fee, and the complex has visitor parking. Ask whether each home’s parking is a garage, a driveway or an assigned outdoor space, and whether it is part of the unit or exclusive-use common element. I could not confirm ceiling heights from a reliable source.

What the fee covers, and what you cover

Condos.ca lists common elements, building insurance and parking as the fee inclusions. Heat, hydro and water are not on the list, which in a townhouse complex normally means each home is separately metered and has its own heating and cooling equipment.

That keeps the fee lean, but it shifts costs to you. Budget for your own utility bills, and for the eventual replacement of the furnace, air conditioner and water heater. Read the declaration to see who is responsible for windows, doors, roofs and any decks or patios, because townhouse declarations vary a lot.

No active listings were showing when I checked, so I do not have a current fee range to quote. Ask for the status certificate early; in a 12-unit complex, it tells you more than any listing description will.

Living on Bloor west of Kipling

The complex fronts Bloor Street West, a busy arterial, so expect traffic noise on the street-facing side. Homes set further back on the lot will be quieter. Visit at rush hour if noise matters to you.

The bigger story is what is happening east of you at Six Points, where Bloor, Dundas and Kipling meet. The old freeway-style interchange was rebuilt into ordinary street intersections between 2017 and 2020, and the City broke ground in 2024 on a new Etobicoke Civic Centre on the freed-up land, with a library branch, a recreation centre with pools, childcare and a public square.

Around it, the Bloor-Kipling block plan calls for at least 2,781 new homes and about 10,000 square metres of new parkland. Over the next decade that should bring more services and street life within reach, along with a long stretch of construction. The data panel on this page covers transit, schools and nearby food.

Pricing a home in a 12-unit complex

Condos.ca did not publish an average price per square foot for Berkley Townhomes, and there were no active listings when I checked. With only 12 homes, there may be a year or more between sales, so a single recent trade can be a poor guide.

When I price a home here, I look at its own sale history, recent sales of similar-sized condo townhomes nearby, and freehold townhouses and semis in the area, then adjust for the fee and for the condition of the home’s own equipment. The data panel above shows what has traded here; ask me for a building sold report if you want it laid out.

The thing to price in is the reserve fund. In a corporation this small, if the reserve fund is short of what the study recommends, the gap falls on a handful of owners, either through higher fees or a special levy. A healthy reserve fund is worth paying for; a weak one is a reason to negotiate hard or walk away.

Building specifications

Amenities at Berkley Townhomes

There are no shared amenities beyond visitor parking and secure entry, and in a 12-home complex that is how it should be. You are paying for your own home and a share of the grounds, not for a gym or party room you might never use.

Jatin’s honest take on Berkley Townhomes

Berkley Townhomes — frequently asked questions

Looking at Humber Bay Shores, Mimico, the Queensway and central Etobicoke more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.