Six99 Condos, 699 Sheppard Ave E: A Terraced Mid-Rise in Bayview Village

Six99 is one of the smaller new buildings on the Sheppard subway corridor, and that is the whole point of it. It has 174 suites, a stepped profile with terraces on the upper floors, and a developer that pitched it to families rather than only to investors. It is also brand new, which brings its own homework. I’m Jatin Dua, RE/MAX Quantum Realty.

A boutique building on a corridor of towers

Sheppard Avenue East between Bayview and Leslie is filling up with tall buildings, most of them part of large master-planned sites. Six99 is a single mid-rise of 174 suites. UrbanToronto lists it at 40.5 metres, and the launch coverage calls it a boutique building, which at this size is a fair description rather than a sales word.

Smaller buildings live differently. There are fewer people per elevator, the lobby is quieter, and owners can actually get to know the board. The other side of that is cost: a 174-suite corporation shares its fixed bills, such as the concierge contract, insurance and the eventual garage repairs, among fewer owners than a 600-suite tower does.

One number to be aware of: condos.ca records the building as 11 storeys, while UrbanToronto and the sponsored launch article in Toronto Life both say 12. The difference is probably how the rooftop level is counted, but I would rather tell you the sources disagree than pick one.

The architecture: stepped terraces and real materials

SRM Architects designed the building, and the defining feature is the stepped massing. According to the architect, the building steps back at the sixth floor so it sits more comfortably next to its neighbours, and the floors above pull back again as they rise. That creates the cascading terraces and keeps the building from looming over Sheppard. The facade mixes wood and brick with glass and steel, so it reads warmer than the all-glass towers going up nearby.

The step-back has a practical effect on which suite you buy. Lower floors have a full-width facade on the street, while the suites at and above the setback are the ones most likely to get usable outdoor space. If a terrace matters to you, start your search at the sixth floor and up, and confirm each terrace’s size on the floor plan rather than from listing photos.

Hill Design Studio handled the landscape design, and Truong Ly Design did the suite interiors. Launch material described nine-foot smooth ceilings throughout, floor-to-ceiling windows and stainless steel appliances. Those are developer descriptions from before construction, so check the actual suite against the disclosure documents rather than the brochure.

Layouts aimed at families, not only investors

The suite mix runs from one-bedrooms to three-bedrooms. Originate’s founder, Adam Sheffer, told Toronto Life the company designed with growing, blended and extended families in mind, not just first-time buyers and downsizers. That is unusual on this corridor, where most new supply is small one-bedrooms built for the rental market.

In practice, the larger plans are where Six99 differs most. The three-bedroom suites were marketed with large terraces, and in a building that steps back as it rises, those terraces are generally on the upper floors. If you need a true three-bedroom with outdoor space on the subway line, this is one of the few new buildings around Bayview and Sheppard that tried to offer it.

At the small end, the suites are compact. Several current listings sit in the under-500-square-foot band, so if you are looking at a one-bedroom here, measure your furniture before you fall for the view.

What a 2025 registration means for a buyer

Six99 registered in late September 2025, so the corporation is barely a year old. First-year budgets are set by the developer, and it is normal for fees to move once an owner-elected board takes over and real operating costs show up. Ask for the current budget and whether any increase has already been approved.

The Tarion warranty is still working for owners at this stage. The common element performance audit is an important document in a building this young, and the first two years are when most defects get reported. Move-in deficiencies, intercom and garage door problems, and amenity rooms that open late are all common in new buildings; none of that is a reason to avoid Six99, but it is a reason to read the board minutes.

What Six99 is asking, and what the fees look like

When I checked, five suites were listed for sale, asking from $412,990 to $979,990, and six were listed for lease. Prices ending in 990 are a pattern you usually see with developer inventory rather than owner resales, so ask the listing agent who the seller is. Buying from the developer and buying from an owner come with different paperwork and different negotiating room.

Monthly fees on those listings ranged from $417 to $823, which works out to about $1.28 per square foot. That is high for this area, and part of the reason is that the smaller suites carry a fixed share of building costs that looks expensive when divided by a small floor area. Fee inclusions are not published, so confirm whether water, heat, parking and a locker are in the fee before you compare it with an older building.

Resale history in a building this new is thin. The 12-month figures in the data panel are the best guide, and for a specific suite I would pull the comparables myself. You can book a call and I will walk you through them.

Building specifications

Amenities at Six99 Condos

The amenity package is modest and practical: a lounge-style lobby that doubles as a place to work, a fitness room, a meeting room and a shared rooftop terrace, with a second party room on the top floor. There is no pool, which is part of how a building this size keeps its long-term costs manageable.

Jatin’s honest take on Six99 Condos

Six99 Condos — 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.