120 Glen Manor Dr: 11 Beach Townhouses Between Queen East and the Ravine

120 Glen Manor Drive is a building I bring up when a buyer tells me they want the Beach, a ravine and no lawn to mow. It is an 11-unit condo townhouse complex from 1985, at the bottom of Glen Manor Drive where it meets Queen Street East, with the Glen Stewart ravine up the street. It is also one of the least documented condos in the east end, and a buyer has to fill that gap before making an offer. I’m Jatin Dua, RE/MAX Quantum Realty.

The older half of a Glen Manor pair

Two tiny condominium corporations sit next to each other here. 120 Glen Manor, MTCC-691, was registered at the very end of 1985 with 11 units. Its neighbour at 122 Glen Manor, MTCC-738, followed in mid-1987 with eight. Condos.ca lists both as two-storey townhouses with the same property manager, so from the street they read as one small enclave.

On paper, though, they are separate. Each has its own declaration, budget, reserve fund and board. When you buy at 120, the documents that matter are the MTCC-691 ones, and I would not assume that work done next door, or its fee, applies to you.

I could not find the builder or architect for either complex, or any published history of the site. Condos.ca lists no developer. That is common for small 1980s infill projects in the Beach, which were often built by local firms that left little online record.

What the homes are likely to be

There were no listings for 120 Glen Manor when I checked, and condos.ca does not publish suite sizes for it, so I cannot describe the floor plans from direct evidence. What I can tell you is what condos.ca does show: two floors and 11 units, which points to a row of two-storey townhouses rather than stacked suites.

The neighbouring complex gives a reasonable hint. Recent listings at 122 Glen Manor described two-storey, two-bedroom homes of about 1,200 to 1,400 sq ft, with south-facing living rooms, wood-burning fireplaces, balconies and electric baseboard heat. Homes at 120, built two years earlier on the same block, may be similar, but please confirm the layout, size and heating of the specific home rather than relying on the comparison.

If heat turns out to be electric here too, ask for a year of hydro bills. Electric baseboard is simple, but in a Toronto winter it can cost more than gas, and that changes the real monthly cost of the home.

Forty years and 11 owners

A 1985 complex is now 40 years old. That means roofs and skylights, windows and doors, balconies and terraces, paving and the parking area have all either been replaced or are due. Each of those is a large bill, and with only 11 owners, each owner’s share is large too.

The reserve fund study is the most important document you will read. It should show what has been done, what is planned over the next 10 to 30 years, and whether the fund is on track. Read it with the latest budget and two years of board minutes, and ask the property manager directly whether any special assessment has been discussed. I have no information that one is planned; I am telling you to check because the scale of this corporation makes it matter.

Small boards also run on goodwill. Ask who sits on the board, how long they have served and how disagreements get resolved.

It also helps to ask about insurance. The corporation’s policy covers the buildings, but the deductible and what counts as an owner’s improvement vary from one declaration to the next. With a wood-burning fireplace or electric heat in the mix, ask the property manager what the policy requires of owners, and get your own condo insurance quote before you firm up.

Between Queen Street and the ravine

The location is the reason to buy here. Glen Manor Drive runs north from Queen Street East along the western edge of Glen Stewart Park, an 11-hectare wooded ravine with a boardwalk along Ames Creek, which the City acquired in 1931 and the conservation authority designated an Environmentally Significant Area in 1982. The park’s southern entrance is on Glen Manor itself.

Queen Street East’s shops and cafes are at the end of the street, and the boardwalk and beach are a short walk south. The automatic panel on this page covers transit, schools and parks. Condos.ca lists a parking garage and visitor parking; confirm which space comes with the home, because street parking near Queen and Glen Manor is hard to find in summer.

Expect the Beach’s usual trade-offs: summer crowds, a longer trip downtown than from Leslieville, and a market where good homes sell quickly. Visit on a warm weekend before you decide.

How to price a home at 120 Glen Manor

Condos.ca does not publish an average price per square foot for 120 Glen Manor, and there were no listings when I checked. With 11 homes, a year can pass without a sale, so any figure you see may be built on a single old transaction.

I would price a home here against three things: recent sales at 122 Glen Manor next door, other small condo townhouse complexes in the Beach, and freehold semis nearby of a similar size. Adjust for the fee, the parking, the outdoor space and the condition of the home. My building sold report pulls the aggregate figures for both Glen Manor corporations.

Ask the seller for the current fee and exactly what it covers. Fees next door were in the high $500s in recent listings, but MTCC-691 has its own budget, so do not assume the same number.

Building specifications

Amenities at 120 Glen Manor Townhouses

There are no indoor amenities, which keeps the shared costs down. You are paying for the setting: the ravine, the lake and Queen Street within a few minutes’ walk.

Jatin’s honest take on 120 Glen Manor Townhouses

120 Glen Manor Townhouses — frequently asked questions

Looking at Leslieville, Riverdale, the Beaches, Danforth and Leaside more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.