Bayview at the Village, 625 Sheppard Ave E: Canderel’s New Mid-Rise

Bayview at the Village is the newest building in this pocket, and the condominium corporation is barely a year old. It is a ten-storey mid-rise on Sheppard with two low townhome blocks on Greenbriar Road behind it, built by Canderel and designed by Graziani + Corazza. If you are buying here, you are buying early in a building’s life, and that comes with specific homework. I’m Jatin Dua, RE/MAX Quantum Realty.

A mid-rise and two townhome blocks

The project sits on Sheppard Avenue East at Greenbriar Road, opposite Bayview Village Shopping Centre. It is not one building but three: a ten-storey mid-rise on Sheppard, about 37.5 metres tall, and two three-storey townhome buildings of about 12 metres facing Greenbriar Road. SkyriseCities lists 239 units in total, while condos.ca records 238.

The townhomes were marketed as Urban Towns with private front gardens on Greenbriar. That gives the project a low-rise face on the residential street and keeps the height on Sheppard, so the townhome owners live on a quieter side street while sharing the same site. If you are looking at a townhome, confirm whether it shares the same corporation and fee structure as the mid-rise suites, and what the garden areas are designated as in the declaration.

Canderel was described at launch as a national developer. The rest of the team was a familiar Toronto group: Graziani + Corazza for architecture, II BY IV Design for interiors, STUDIO tla for landscape and Bousfields for planning.

The design: black and white, and no corridors inside suites

The facade is a high-contrast, rectilinear grid of black and white, which stands out on a stretch of Sheppard where most new buildings are glass and grey. The lobby was designed as a jewel box with a double-height ceiling and custom woodwork, and that is the first impression your guests will get.

Inside the suites, the architects claimed layouts without internal corridors or obstructing columns. That matters more than it sounds. A suite with no hallway uses every square foot as living space, and a column in the middle of a living room is one of the most common reasons a condo feels smaller than its floor plan. Check it on the floor plan for the suite you are viewing, not in the brochure.

Kitchens were specified with porcelain slab surfaces and clean, single-colour lines. Most suites were sold with balconies or terraces, some about six feet deep, which is deep enough for a small table and two chairs, not just a place to stand. On a small suite, that extra outdoor room is one of the few ways to gain usable space, so I would weigh balcony depth heavily when comparing two otherwise similar one-bedrooms here.

Small suites, and the option to combine

The suite range runs from studios to three-bedrooms. Current listings are concentrated at the small end, mostly under 700 square feet, so this is very much a building of studios, one-bedrooms and compact two-bedrooms. With eight suites listed for lease when I checked, investors clearly own a meaningful share, which is normal for a building this young with this suite mix. Expect a steady flow of tenants moving in and out, and a resale market where you are competing with other small suites.

Canderel also said at launch that suites could be combined into larger homes where possible. That option is mostly gone once a building is registered, but it means some suites in the building may have unusual layouts. If a listing shows an oversized plan, ask whether it was a combined suite and check that the change is reflected in the registered unit.

A block that is still changing

Bayview Village Shopping Centre, across Sheppard, was described in Canderel’s launch material as slated for redevelopment. When and how that happens will shape this corner more than any single condo, so follow the City’s planning notices for the mall site. Around it, more projects are in the planning pipeline. SkyriseCities has reported a proposed 12-storey building at 635 Sheppard East, on the other corner of Greenbriar Road, and 22-storey proposals at 680 Sheppard East and 26 Greenbriar Road.

For an owner, that means construction on neighbouring sites for a few years, and possibly changes to views from the east side of the building. It also means more shops, services and neighbours arriving over time. Transit, school and park details are in the data panel on this page.

What Bayview at the Village is asking, and what the fees cover

When I checked, 11 suites were listed for sale and eight for lease. The eight sale listings I reviewed asked from $388,000 to $668,900, which makes this one of the more accessible new buildings near Bayview and Sheppard on a per-suite basis, mostly because the suites are small.

Monthly fees on those listings ranged from $342 to $628, about $0.87 per square foot. That is middle of the road for a new building with a modest amenity package. Fee inclusions are not published, so confirm what is covered and how utilities are metered on the status certificate, and remember that the first-year budget is set by the developer.

With so many similar small suites available at once, buyers have room to negotiate. Price any suite off actual sales of the same size and exposure, not off asking prices. The 12-month figures in the data panel are a starting point, and you can book a call if you want me to pull the comparables.

Building specifications

Amenities at Bayview at the Village

The amenity package is compact: a fitness centre, a media room, a shared workspace and a lounge with a private dining area. There is no pool, which suits a building of mostly small suites and keeps long-term costs down.

Jatin’s honest take on Bayview at the Village

Bayview at the Village — frequently asked questions

Looking at Willowdale, Yonge & Sheppard, Bayview Village and North York Centre more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.