South Beach Development, 2365 Queen St E: 14 Suites in the East Beach

2365 Queen Street East is one of the smallest condominiums in the Beach, and that is the whole point of it. Fourteen suites in a pair of four-storey buildings, nothing under about 750 square feet, and south-facing units that look over trees toward the lake. If you want the Beach without a house, this is one of very few options, but small buildings come with their own homework. I’m Jatin Dua, RE/MAX Quantum Realty.

Two small buildings, one corporation

This is not a tower and it is not a loft conversion. It is a pair of low four-storey buildings at 2365 and 2371 Queen East, registered together as one corporation, MTCC-1169, in November 1997. There are only 14 suites in total, which makes it closer in feel to a large house divided into flats than to a typical condo.

The east end of Queen Street in the Beach is mostly houses, low storefronts and churches, and very little condominium stock. That scarcity is the main reason a building this modest holds its value. When a suite comes up here, the buyer pool is usually people who already know the Beach and have decided they do not want stairs, a roof or a lawn to look after.

The building itself is plain, purpose-built 1990s construction. You are buying the location, the suite size and a quiet neighbour count, not an architectural statement. I could not find a credited architect, so I have left that out rather than guess.

Large suites, gas fireplaces and the south view

Condos.ca shows suites from about 759 to 1,220 square feet. There are no small one-bedrooms here, which matters because it shapes who lives in the building: mostly owner-occupiers, couples and downsizers rather than short-stay renters.

The finishes described for the building include gas fireplaces and pot lights, and the south-facing suites have views over the trees toward the lake. On Queen East that south exposure is the thing to pay for. North-facing suites look back over the street and the houses behind it, which is pleasant but not the same.

Because this is a 1997 building, expect that many suites have been renovated at least once, and some not at all. Two suites with the same floor plan can be very different in condition. Ask what has been replaced, especially windows, the kitchen, the bathrooms and the heating and cooling equipment in the suite.

That last point matters here. Heat and hydro are not listed as included in the fee, which suggests each suite runs its own equipment and pays its own bills. Confirm what the suite has, how old it is and what the owner pays in winter, because in a 1,000-plus square foot suite that is a real monthly number.

What 14 owners means for you

In a 14-suite building, every repair is split 14 ways. A new roof, a garage membrane or a window program costs much the same as it would in a larger building, but there are far fewer owners to share it. That is why the reserve fund study and the status certificate matter even more here than in a tower.

Condos.ca lists a parking garage, a security system and allows pets. Parking is not shown as included in the fee, so ask whether the suite you are looking at comes with a space and whether it is owned or assigned. In this part of the Beach, a parking space adds real value at resale.

Larlyn Property Management is listed as the manager. Small buildings live and die by the quality of their board and their manager, so read recent board minutes and ask how often the owners meet and how decisions get made.

The fee includes building insurance, but that policy covers the structure and common elements, not your contents or the upgrades inside your suite. Get your own unit-owner policy, and check the corporation’s insurance deductible in the status certificate, because depending on the declaration and by-laws, an owner may be charged that deductible after a leak that starts in their suite.

Daily life at this end of Queen East

This stretch of Queen Street East is the quieter, eastern end of the Beach strip. You have cafés, bakeries and independent shops along Queen, and the lake and boardwalk are to the south. It feels residential rather than busy, which is exactly what most buyers here want.

The trade-off is that there is no ground-floor convenience in the building and the amenity list is short. The data panel on this page covers transit, schools, parks and nearby food, so I will not repeat it here.

Pricing and fees

Condos.ca puts the building average at about $724 per square foot. For the Beach, that is modest. It sits below newer boutique buildings along Kingston Road, such as North Beach Lofts at about $838 and Beach Club Lofts at about $864, and it reflects a 1997 building with dated common areas rather than a weak location.

At that average, a suite at the small end of the range works out to roughly $550,000, and one at the top end to roughly $880,000. Only one suite was listed for sale when I checked, so there is no active range to quote, and I would not anchor on a single listing. In a 14-suite building, a few sales a year is normal, which makes every comparison thin.

The fee covers common elements, building insurance and water. Heat, hydro and parking are not listed, so add your own utility bills when you compare this building against one with an all-in fee. If you want a proper read on what this building has actually traded for, my building sold report pulls the aggregate numbers.

Building specifications

Amenities at South Beach Development

There is no gym, party room or concierge here. You are paying for a quiet building and a large suite, not for amenities, and that keeps the shared costs simpler.

Jatin’s honest take on South Beach Development

South Beach Development — 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.