The Kip District 2, Thomas Riley Rd: Tower Two of Concert’s Kipling Plan

The Kip District 2 is the building I point to when a first-time buyer wants a new tower near Kipling Station without paying downtown prices. It is the second of five towers in Concert Properties’ master plan, 24 storeys and 286 suites, finished in 2023. The suites are compact and the fees are on the high side, and you need to understand both before you buy. I’m Jatin Dua, RE/MAX Quantum Realty.

A tower inside a planned community

Most condo towers in Etobicoke stand on their own lot. The Kip District was planned as a whole: five towers arranged around a central park and square on a diamond-shaped site, with landscaped mews connecting them. Concert described it as its fifth master-planned community and its second in Etobicoke.

Phase 2 is the 24-storey tower on the site’s Dundas Street West frontage, northeast of the first tower, which rose to 28 storeys and sold out before this one launched in October 2017. Retail was planned along Dundas at the base.

Being on the Dundas frontage has its own character. Suites on the north side look over a busy arterial road and the retail at the base, while suites facing into the site look over the park. Ask which side a suite faces, which floor it is on and what is planned across the street, because those three things will shape both your daily life and your resale price more than the finishes will.

The practical upside of a master plan is that the open space is designed in, not squeezed in. The downside is that you are buying into a site that may still have construction on it for years as the later towers go up. Ask which phases are finished, which are still to come, and how long the park and mews will be disrupted.

Compact suites, built to a clear spec

Condos.ca reports suites from about 442 to 1,035 square feet, in one-bedroom, one-bedroom-plus-den and two-bedroom plans. Several current listings are one-bedrooms under 500 square feet, which tells you where most of the stock sits.

At launch, Concert described linear kitchens with built-in KitchenAid ovens and cooktops, integrated KitchenAid dishwashers, and quartz counters and backsplashes, with a similar palette in the bathrooms. Linear kitchens save space, but they also limit counter area, so check that the plan works for how you actually cook.

A sub-500 sq ft one-bedroom is a starter home or a rental, not a long-term family home. If you plan to stay more than a few years, I would push toward the one-bedroom-plus-den or two-bedroom plans, where resale demand is broader. Ask whether the den has a door and a window, because that decides whether it can work as an office.

Condos.ca lists Beanfield Fibre as available in the building, which is a genuine plus if you work from home.

Why fees here run high

The average fee across current listings works out to about $1.01 per square foot, according to Condos.ca. That is high for a building finished in 2023, and it is the number I would want any buyer to understand first.

Part of the reason is what is included. Heat, air conditioning and water are in the fee along with common elements and insurance, so you are not paying a separate bill for heating and cooling. When you compare with a building where those are metered to each suite, add those costs back before deciding which is cheaper.

The other part is the amenity package and the staffing that comes with a concierge tower. Ask for the current budget and the first reserve fund study, and look for how much of the fee goes to utilities, staff and the shared costs of the master plan, such as the park and mews.

Kipling, Six Points and what is changing

The building’s main selling point is its location near Kipling Station, which links the subway with GO Transit and MiWay buses. The data panel on this page shows the walking times and routes.

The wider area is in the middle of a long transformation. The City’s Official Plan designates the Six Points area as a centre for high-rise growth, and the new Etobicoke Civic Centre is under construction on the Westwood Theatre lands at the rebuilt Six Points interchange. BlogTO reports it will include a 16-storey office building, a Toronto Public Library branch and a community recreation centre with pools, and is scheduled to open in 2028.

That means more services within reach over the next few years, and more construction and more new towers competing for buyers and tenants. Both are true, and both affect your resale.

Price per square foot and current asking ranges

Condos.ca puts the building average at about $745 per square foot. For a 2023 tower near a subway and GO hub, that is moderate, and it reflects how much new supply is coming online around Kipling.

When I checked, three one-bedrooms under 500 square feet were asking $368,000 to $418,000, with fees of about $389 to $422 a month. Three one-bedroom-plus-dens of roughly 600 to 799 square feet were asking $495,888 to $515,000, with fees of about $657 to $739. A two-bedroom was also listed. There were 11 units for rent at the same time, so if you are buying to rent out, expect to compete with plenty of other landlords in the same tower.

With that much choice, take your time. Compare the full monthly cost, including the fee, property tax and parking if it is separate, against nearby towers. For recorded sales, see the data panel or ask me for a building sold report.

Building specifications

Amenities at The Kip District 2

Concert’s launch plan included a concierge lobby lounge, a party room with a residents’ lounge, a dining room, a guest suite with its own balcony, a fitness centre, a pet wash and a rooftop terrace with grills. Add the shared park and mews and this is a full-service tower that suits people who will actually use it.

Jatin’s honest take on The Kip District 2

The Kip District 2 — 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.