Published 19 October 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Building at a glance · Don Valley Village
Vivo Condos in one look.
180 Fairview Mall Dr, Toronto
Built
2021
Storeys
17
Suites
213
Developer
FRAM Building Group
Corporation
TSCC-2884
Walk Score
88
Free · about 45 seconds · no obligation
What is your unit at Vivo Condos worth today?
Floor, exposure, parking and this building’s own recent sales move the number. Your estimate appears instantly, and a written CMA from me is one tap after.
- Uses this building’s own recent sales
- Adjusts for floor, view and parking
- Your number appears instantly
How you get around
Scores from Walk Score®
Walk Score
Very Walkable
Transit Score
Excellent Transit
Bike Score
Bikeable
Transit, nearest first
- 167Pharmacy NorthTTC bus0.5 km
- 169HuntingwoodTTC bus0.5 km
- 24Victoria ParkTTC bus0.5 km
- 4Don Mills stationLine 4 Sheppard0.7 km
- GOOriole GORichmond Hill line2.4 km
Distances are straight-line from the building.
How far is everything?
From the front door, in kilometres.
Schools for this address
Public schools from the TDSB school locator, checked 18 October 2026. Boundaries change: confirm with the board before you buy.
ElementaryJK–5
Kingslake Public School
90 Kingslake Rd, North York
0.6 km · ~9 min walk
Zoned for this address
High schoolGr 9–12
Georges Vanier Secondary School
3000 Don Mills Rd, North York
0.8 km · ~13 min walk
Zoned for this address
Catholic elementary
St Kateri Tekakwitha Catholic Elementary School
0.7 km · ~11 min walk
Nearest, confirm zoning
Catholic elementary
St Timothy Catholic Elementary School
1.0 km · ~16 min walk
Nearest, confirm zoning
Catholic secondary
Senator O'Connor College School
3.8 km
Nearest, confirm zoning
French-language · Viamonde (public)
Ecole Elementaire Paul Demers
2.4 km
Nearest, confirm zoning
Catholic (TCDSB) and French-language schools shown are the nearest to the building, not confirmed zoning. Check the TCDSB school locator, Viamonde or MonAvenir.
By the numbers
What units at Vivo Condos actually trade for
| Unit type | Sold | Median price | Leased | Median rent |
|---|---|---|---|---|
| Studio | 0 | too few | 3 | $1,900/mo |
| 1 bed | 5 | $460,000 | 22 | $2,175/mo |
| 2 bed | 1 | too few | 21 | $2,700/mo |
Table covers the last 24 months. TRREB MLS® System aggregates; a median is shown only with 3 or more deals, and sizes come from listing ranges. Not an appraisal: get an estimate for your unit.
Living here
Renters, Airbnb and elevators at Vivo Condos
Do mostly owners or renters live here?
Renter-heavy building. Of 107 deals here in the last 24 months, 93 were leases and 14 were sales. A high lease share usually means more investor owners, more move-ins and a deeper pool of rental comparables.
Can you Airbnb a unit at Vivo Condos?
No active City registrations here right now. In Toronto you can only host in your principal residence, a whole unit for at most 180 nights a year, with a $390 yearly registration and 6% accommodation tax. You cannot buy here to run it as a full-time Airbnb. Check the condo’s rules in the status certificate before you count on it.
How reliable are the elevators?
Ontario requires residential buildings to report any elevator outage lasting 48 hours or more, and this address has none on record. Elevators still need modernizing every 25 to 30 years, so check the reserve fund study for the date.
Sources: TRREB MLS® System lease and sale counts; City of Toronto short-term rental registrations (Open Data, 18 Oct 2026); TSSA Residential Elevator Availability portal.
Before you buy here
Five things the listing will not tell you about Vivo Condos
- Reserve fund health. Ask for the latest reserve fund study and its date. A thin fund in an older building usually means fee jumps or a special assessment.
- Special assessments and big repairs. Check the status certificate for planned levies and for balcony, garage, window or elevator work.
- Insurance deductible. Find the corporation’s deductible for water damage. If it is higher than your own policy covers, raise your coverage before closing.
- Fee trend. Compare this year’s budget with last year’s. Rises of 2–5% a year are typical; bigger jumps need an explanation.
- Lawsuits and rules. Look for legal claims against the corporation, and for rules on pets, short-term rentals and leasing.
Send me the status certificate and I will flag anything that matters before your conditional period runs out.
Get my status certificate reviewedWatch this building
Know the moment a unit at Vivo Condos lists or sells.
Portals tell you a listing exists. I tell you whether it is priced right for this building, which stack it is in, and what the last comparable unit actually went for.
- New listings for sale or rent here
- What units sold for, with my read on it
- No account, no spam, stop with one reply
Building alerts
Takes about twenty seconds.
Eat, drink and shop nearby
Within about a 10-minute walk.
Restaurant
Swift Cafe
Steps away
Coffee
Cotti Coffee
0.4 km · ~6 min walk
Indian
Amaya Real Indian Food
0.4 km · ~6 min walk
Burgers
Bingz Crispy Burger
0.4 km · ~6 min walk
Restaurant
Bourbon St Grill
0.4 km · ~6 min walk
Caribbean
Butter Chicken Roti
0.4 km · ~6 min walk
Places from OpenStreetMap. Check hours before you go.
Parks nearby
- Allenbury Park
- Muirhead Park
- Godstone Park
Nearest grocery
T & T Supermarket
0.4 km · ~6 min walk
Prices: TRREB MLS® System aggregate medians for 180 Fairview Mall Dr, last 12 months (updated 18 October 2026), compiled by Jatin Dua, Broker of Record, RE/MAX Quantum Realty Inc., Brokerage; deemed reliable, not guaranteed. Schools: TDSB school locator; Catholic and French schools: nearest by distance. Transit and scores: Walk Score® and TTC/GO station locations. Nearby places: OpenStreetMap. Distances are straight-line estimates.
Vivo is one of the cheapest ways to own a newer condo next to a major mall and a subway line in North York, and the reason is the suite size. Most units here are compact, which keeps the price low and pushes the fee per square foot up. Understand that trade before you fall for the address. I’m Jatin Dua, RE/MAX Quantum Realty.
Quick answer
Vivo Condos is a 17-storey, 213-suite condominium at 180 Fairview Mall Drive (also addressed as 245 Fairview Mall Drive) in Don Valley Village, part of the Willowdale, Yonge & Sheppard, Bayview Village and North York Centre area of Toronto. It was built by FRAM Building Group as part of the Fairview Park community and completed in 2021. The condominium corporation is TSCC-2884, registered on 24 December 2021, and condos.ca lists Crossbridge Condominium Services as the manager. Suites range from about 330 to 830 square feet. Condos.ca lists common elements, building insurance and water as included in the maintenance fee.
Vivo Condos at a glance
One of three towers at Fairview Park
Vivo is the third piece of FRAM Building Group’s Fairview Park community on Fairview Mall Drive, alongside Soul and Connect. Together the three towers hold about 633 suites and range from 16 to 18 storeys. Vivo itself is 17 storeys with 213 suites. CORE Architects designed the community, with interiors by U31.
Buying here means buying into a small neighbourhood of similar buildings with similar suites. That helps with pricing, because there are always comparables next door in Soul and Connect. It also means competition: when you sell, you may be up against several near-identical suites in the same complex.
Vivo has two addresses, 180 and 245 Fairview Mall Drive, which can confuse buyers searching listings. Condos.ca groups them as one building under TSCC-2884. A separate building at 128 Fairview Mall Drive also carries the Vivo name on some listing sites, so check the corporation number on any listing you are comparing.
The first tower, Soul, was marketed at 17 storeys and Connect at 16, so Vivo fits the same mid-height scale. That consistency matters: none of the three towers dominates the others, and suite views across the complex tend to look at neighbouring buildings or the mall rather than open sky, except on the upper floors.
Small suites, by design
Suites run from about 330 to 830 square feet. The bottom of that range is a very small studio, and even the larger two-bedrooms top out well below what older North York buildings offer. This is a building designed for first-time buyers, single professionals and investors who want a small, easy-to-rent suite.
In a suite under 500 square feet, layout matters more than square footage. Look for a usable wall for a bed that is not in the path to the balcony, a kitchen that is not a single wall shared with the entry, and real closet space. Two suites with the same size can live completely differently.
The two-bedroom suites in the 800-square-foot range are the ones I would look at for a couple or a small family. They are rarer, and they tend to hold their value better because there is less competition from identical units in the complex.
Thinking about buying or selling here?
I work this area every week and I will give you a straight answer, including when the answer is to wait. No pressure, and no drip campaign you cannot get out of.
Call or text 833-330-1925 Send me a message
Jatin Dua, Broker of Record — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Living beside Fairview Mall
The address is the point. Fairview Mall sits directly across the street from most of the Fairview Park buildings, so it effectively becomes your neighbourhood shopping centre, and the Sheppard subway line serves the area. Highway 401 and the Don Valley Parkway are close by for anyone who drives. Exact transit and walkability figures are in the data panel on this page.
The surrounding area is changing. Fairview Park itself has a proposed fourth building at the east end of the site, which would add more suites and more neighbours, and the wider Sheppard and Don Mills area has a lot of new housing coming. More density brings more services, but it also brings more construction and more resale competition in the medium term.
The street itself is busy at the mall end. Mall traffic, delivery trucks and weekend crowds are part of the trade for having everything across the road. Suites facing away from the mall and higher up in the tower are usually the calmer choice, and I would visit on a Saturday afternoon before committing to a low floor on the mall side.
Fees and the small-suite effect
Fees on active listings averaged about $1.04 per square foot, which is high for North York. The cause is mostly arithmetic: concierge, elevators, insurance and amenity costs are shared across suites, and a small suite carries a fixed share of them. The monthly dollar figure is what you should compare, not just the per-square-foot rate.
The fee covers common elements, building insurance and water. Hydro, heat and parking are not on the inclusion list, so confirm each for the suite you are considering. In a building of mostly small suites, a parking space adds real value to a unit, and it is worth asking whether one comes with it.
What Vivo is asking
When I checked, five suites were for sale, asking from $378,888 to $699,000, and six were listed for lease. Monthly fees on the listings ranged from $405 to $883.
The building average sat around $812 per square foot. That is a high per-square-foot figure for the Fairview area, and again it reflects the small suites: a 400-square-foot studio almost always prices higher per square foot than an 800-square-foot two-bedroom. Compare like with like, and check the recent sales figures in the panel rather than relying on asking prices.
For an investor, the question is whether the rent covers the carrying costs at today’s interest rates. For an owner-occupier, the question is whether the suite will still work for you in five years. With six suites listed for lease at the same time as five for sale, investors clearly own a meaningful share of the building, which is worth knowing if you prefer an owner-heavy community. If you would like help running either set of numbers, book a call.
Building specifications
| Building name | Vivo Condos at Fairview Park |
| Address | 180 Fairview Mall Drive (also 245 Fairview Mall Drive), North York, Toronto |
| Developer | FRAM Building Group |
| Architect | CORE Architects |
| Interior design | U31 |
| Storeys | 17 |
| Total suites | 213 |
| Condo corporation | TSCC-2884 |
| Registered | 24 December 2021 |
| Property management | Crossbridge Condominium Services |
| Suite sizes | Approximately 330 to 830 sq ft |
| Maintenance fees | About $1.04 per sq ft on active listings |
| Fees include | Common elements, building insurance and water |
Amenities at Vivo Condos
The amenities are the standard new-build package: a concierge, a gym and yoga room, a media room, games and recreation rooms, a dining room for parties and guest suites. For owners in small suites, the dining room and guest suites are the ones that get used most, because they stand in for space you do not have at home.
Jatin’s honest take on Vivo Condos
Who this building suits
First-time buyers who want a newer building by a major mall and a subway line at an entry-level price, and investors who want a rentable small suite in a location tenants already know. The larger two-bedrooms suit couples who want to stay a few years.
What I’d want you to check
Confirm which building you are actually buying in, since the Fairview Park towers and the Vivo name show up across several addresses. Review the status certificate, the reserve fund study and the first few years of budgets. Since the building registered in late 2021, ask about the Tarion performance audit and any common element claims. Confirm parking, locker and what utilities you pay directly.
The value question
Vivo sells the location, not the space. If you need the lowest price into a newer North York building and can live small, it makes sense. If you need room, the per-square-foot math favours older, larger suites nearby. Buy a layout that works, try to get parking, and expect to compete with your neighbours in Soul and Connect when you sell.
Free building report: Vivo Condos
Send me your email and I’ll put together a current report on Vivo Condos — real sold comparables, what’s listed right now, and what the maintenance fees actually cover.
- Every sale in the building over the last 12 months
- Current active listings and asking prices
- Maintenance fee breakdown and what’s included
- My read on which exposures and floors hold value
Tell me what you are planning
Three quick answers so I come back with something useful, usually the same day.
Thinking about buying or selling here?
I work this area every week and I will give you a straight answer, including when the answer is to wait. No pressure, and no drip campaign you cannot get out of.
Call or text 833-330-1925 Send me a message
Jatin Dua, Broker of Record — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Vivo Condos — frequently asked questions
How tall is Vivo Condos and how many suites does it have?
Vivo is 17 storeys with 213 suites. It is one of three towers in FRAM Building Group’s Fairview Park community.
Who built Vivo Condos?
FRAM Building Group built the building, designed by CORE Architects with interiors by U31. It was completed in 2021.
What is the condo corporation number?
Vivo is TSCC-2884, registered on 24 December 2021.
Why does Vivo have two addresses?
The building is addressed as both 180 and 245 Fairview Mall Drive. Another building at 128 Fairview Mall Drive also appears under the Vivo name on some sites, so check the corporation number.
How big are the suites at Vivo?
Suites range from about 330 to 830 square feet, from compact studios to two-bedrooms.
What do the maintenance fees include?
Condos.ca lists common elements, building insurance and water. Hydro and parking are not on that list.
Why are the fees per square foot high?
Most suites are small, and each suite carries a share of fixed costs like concierge and elevators, which pushes the per-square-foot rate up.
What amenities does Vivo have?
A concierge, gym, yoga studio, media room, games room, recreation room, dining room and guest suites.
Who manages Vivo Condos?
Condos.ca lists Crossbridge Condominium Services as the property manager.
How does Vivo compare to Soul and Connect?
All three are FRAM towers in the same community with similar compact suites, so they serve as each other’s main comparables when you buy or sell.
How much do condos at Vivo Condos sell for?
Over the last 12 months the median resale at Vivo Condos was $460,500, across 6 sales. The typical unit sold in 42 days at about 96% of the asking price. That works out to roughly $837 per square foot.
How much is rent at Vivo Condos?
The median lease at Vivo Condos over the last 12 months was $2,250/mo, from 46 leases. Units typically leased in 28 days.
What does each unit type cost at Vivo Condos?
Over the last 24 months: Studios rented for $1,900/mo; One-bedrooms sold for a median $460,000 and rented for $2,175/mo; Two-bedrooms rented for $2,700/mo. Each median uses three or more deals.
Are prices at Vivo Condos up or down since 2022?
Down about 17%. The median sold price per square foot was $1,013 in 2022 and $837 over the last 12 months. Pricing off 2022 comparables is the most common mistake sellers make here.
What rental yield does Vivo Condos offer an investor?
At a median price of $460,500 and a median rent of $2,250 a month, the gross yield is about 5.9%, before maintenance fees, property tax, insurance and mortgage interest. Net cash flow depends on the fee and your down payment, so run the numbers for the exact unit.
Do mostly owners or renters live at Vivo Condos?
Mostly renters. Of the deals here in the last 24 months, 87% were leases and 13% were sales.
Can you Airbnb a unit at Vivo Condos?
Only in limited cases. Toronto allows short-term rentals only in your principal residence, a whole unit for at most 180 nights a year, with a $390 yearly City registration and 6% accommodation tax. The City’s register shows no active short-term rental registrations at this address. The condo’s declaration and rules can ban short stays outright, so check them in the status certificate.
Has Vivo Condos had elevator outages?
None on record. Ontario requires residential buildings to report elevator outages of 48 hours or more to TSSA, and this address has no reported outage since July 2022.
What schools is Vivo Condos zoned for?
For TDSB public schools, the address is zoned for Kingslake Public School (Elementary, JK–5), Georges Vanier Secondary School (High school, Gr 9–12). Catholic and French-language schools are listed on this page by distance. Boundaries change, so confirm with the board before you buy.
What is the closest subway or GO station to Vivo Condos?
The nearest subway is Don Mills station (Line 4 Sheppard), 0.7 km away; the nearest GO station is Oriole GO on the Richmond Hill line, 2.4 km; the closest bus is the Pharmacy North (TTC bus). Distances are straight-line from the building.
What is the Walk Score of Vivo Condos?
Walk Score 88, Transit Score 78 and Bike Score 57. Most daily errands can be done on foot.
What restaurants and shops are near Vivo Condos?
Within about a 10-minute walk: Swift Cafe (Restaurant), Cotti Coffee (Coffee), Amaya Real Indian Food (Indian), Bingz Crispy Burger (Burgers), Bourbon St Grill (Restaurant). The closest grocery store is T & T Supermarket, 0.4 km away.
Which parks are near Vivo Condos?
Allenbury Park, Muirhead Park, Godstone Park are the closest green spaces.
What is my unit at Vivo Condos worth?
Use the free AI estimator at the top of this page. It uses this building’s own recent sales and adjusts for floor, view and parking, and your number appears instantly. For a written CMA, I will price your exact unit against the latest comparable sales.
How do I find out when a unit at Vivo Condos lists or sells?
Join the building alerts on this page. I watch this building by hand and will tell you when a unit lists, sells or drops in price, with my read on whether it is priced right.
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.
Condo Valuation
What’s your condo
worth today?
Three quick steps. Condos don’t price like houses — your floor, your view, and whether you own parking move the number more than anything else. This weighs all of them.
Reading recent condo sales…
Estimated market value
—
$0–$0
Most likely $0 · about $0 per square foot
What moved the number
Starting from what comparable units in your area sell for, here’s what your specifics added or subtracted.
Market context
—
—
Two units, same floor plan,
$90,000 apart.
That happens constantly in condos — one has the parking, the right exposure, or a board that keeps the reserve fund healthy. A model can’t see your status certificate. I can.
About the author — Jatin Dua, Toronto condo broker
I’m Jatin Dua, Broker of Record at RE/MAX Quantum Realty. I work condo buildings across Toronto and the GTA every week, including Willowdale, Yonge & Sheppard, Bayview Village and North York Centre. What buyers and sellers usually need is someone who knows the individual buildings: which exposures get the light, which corporations keep healthy reserve funds, and which units are priced past what they will appraise for.
If you’re buying or selling at Vivo Condos, I’ll give you the honest version — including when I think you should walk away. Reach me at [email protected] or 833-330-1925, or book a free consultation.
More Willowdale, Yonge & Sheppard, Bayview Village and North York Centre building guides: 1 Capella Starway Townhouses · 10 Old York Mills Road · 10 Parkway Forest Drive Condos · 118 Finch Avenue West · 14 Gypsy Roseway Townhouses · 181 East Condos
More resources: GTA condo directory · Building sold report · Book a call
© 2026 Jatin Dua, Broker of Record, RE/MAX Quantum Realty Inc., Brokerage. The building data on this page was compiled and verified by Jatin Dua. Reproduction or republication, in whole or in part, requires written permission. To request permission, call 833-330-1925.