60 Kippendavie Ave: A 15-Suite Walk-Up South of Queen in the Beach

60 Kippendavie is the kind of building most people walk past without noticing, and that is a large part of its appeal. It is a three-storey, 15-suite condominium on a tree-lined side street south of Queen Street East, with one-bedroom suites, a parking space in the fee and the lake a short walk away. It is also small and old enough that the paperwork matters more than the finishes. I’m Jatin Dua, RE/MAX Quantum Realty.

A small building, and the records don’t all agree

Condos.ca describes 60 Kippendavie as a three-storey building of 15 suites, built by Jerudan Developments and registered as MTCC-857 in December 1989. That fits what you see from the street: a modest brick low-rise that reads more like a large house than a condo.

At least one other building profile online describes it as a four-storey, 30-suite building completed in 2000. I can’t reconcile that with the corporation’s 1989 registration, and the neighbouring building at 66 Kippendavie, The Kew, is a separate, larger condominium, which may be the source of the mix-up. Before you rely on any number, confirm the suite count and year in the status certificate and the declaration.

The size matters. With 15 owners, this is one of the smaller corporations in the Beach. Decisions are personal, the board is likely to be a handful of neighbours, and every repair is shared across very few suites.

What the suites are like

Condos.ca records suite sizes of roughly 650 to 692 sq ft, which tells you the building is made up mainly of one-bedroom plans. If you need a second bedroom or a proper home office, this is probably not your building.

A recent listing for a top-floor suite gives a sense of the character: hardwood floors, an open kitchen with an island and a skylight, a wood-burning fireplace, a walk-in closet and windows into the mature trees. Top-floor suites have no one above them, which matters in an older wood-and-masonry building where sound travels.

The same listing noted forced-air electric heating and coin-operated laundry, which suggests shared laundry rather than a washer and dryer in every suite. Ask about your specific suite. Shared laundry is a real lifestyle trade-off, and it is the first thing I would confirm.

A wood-burning fireplace is a charming feature, but ask the manager when the chimney was last inspected and swept, and whether the corporation or the owner is responsible for it.

Small one-bedrooms in a building like this live or die on storage and light. Look at closet space, where a bike or stroller would go, and which way the suite faces. A tree-facing window is lovely in summer, but a lower suite on the north side can be dim in winter, so view at more than one time of day if you can.

Parking, A/C and what the fee covers

Condos.ca lists common elements, building insurance, parking, water and air conditioning as included in the fee. Parking on this street is the big one. In the Beach, a reserved space can be worth more to daily life than an extra hundred square feet, especially on summer weekends when visitors fill every curb.

The listing I reviewed described the parking as a surface space rather than a garage. That is actually good news for long-term costs: no underground garage means no garage membrane to replace, which is one of the largest bills an older building can face. A storage locker was also mentioned; confirm whether it is owned, exclusive-use or simply assigned.

Hydro is not on the inclusions list, and with electric heat that can mean a noticeable winter bill. Ask the seller for twelve months of hydro statements so you budget the full monthly cost, not just the fee.

The street and the Beach around it

Kippendavie is a quiet residential street that runs south from Queen Street East toward the lake, close to Kew Gardens, the large park that stretches from Queen down to Kew Beach. You get the Beach on foot without living directly on the commercial strip.

Queen Street East here is a run of independent shops and restaurants, and the tenants change often, so the street you see this year may look different next year. The 501 streetcar runs along Queen; the automatic panel on this page covers transit, schools and parks in detail.

The trade-off is the Beach’s summer crowds and tight street parking, which again is why the included space is worth so much. Visit on a Saturday afternoon in July as well as a weekday evening before you decide.

What 60 Kippendavie costs to own

Condos.ca shows an average of about $861 per sq ft for the building. With 15 suites and only a few sales a year, that figure can swing on one or two transactions, so treat it as a rough guide rather than a valuation.

At the time of writing there was one suite for sale and one for rent, which is about as busy as this building gets. With only one active listing, there is no meaningful asking range to quote, and I would not anchor on any single listing.

The fair comparison is other small Beach low-rises with parking, not the newer mid-rises along Queen with gyms and concierge. Here you are paying for the street, the parking and the low-rise scale, and you are giving up amenities and in-suite convenience. If you want a precise picture of what has traded here, ask me for the building sold report.

Building specifications

Amenities at 60 Kippendavie Condos

There is no gym, party room or concierge here, and that is the point: the fee goes to the building and the parking rather than to staffed amenities. Condos.ca also flags a pet restriction, so read the declaration and rules before you bring a dog.

Jatin’s honest take on 60 Kippendavie Condos

60 Kippendavie Condos — 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.