500 Glencairn Avenue: 39 Large Suites Near Bathurst, and What’s Coming

500 Glencairn Avenue is one of the smallest condominiums I cover in this part of the city, and that is its whole point. It has 39 suites over five storeys, the smallest of them around 1,000 square feet, a rooftop deck and very little turnover. It is about to get new neighbours at the corner of Bathurst and Glencairn, and buyers should understand both sides of that. I’m Jatin Dua, RE/MAX Quantum Realty.

A 39-suite building

With 39 suites, this is closer to a large house divided into apartments than to a typical condo. You will know most of your neighbours, and the board is drawn from a small group of owners. In buildings this size, decisions tend to be made quickly and personally.

Size also has a cost. Every repair, from the roof to the garage, is shared among only 39 owners. A major project that would barely move the fee in a 400-suite tower can mean a noticeable increase or a special levy here. That makes the reserve fund the single most important document you read.

Condos.ca records the developer simply as 500 Glencairn, which suggests a single-purpose company set up for this project. That was common for small infill buildings of the era, and it means there is no larger developer’s track record to lean on. The building’s own 35-year history is what you are buying into.

A small building also changes how you live day to day. There is no front desk to take parcels or let in trades, so owners handle those things themselves or rely on neighbours. For some buyers that is a relief from the bustle of a tower; for others, especially those who travel often, it is a real inconvenience.

Every suite is over 1,000 square feet

Condos.ca lists suites from about 1,005 to 2,182 square feet. There are no small units here, which is rare. The building was clearly planned for owner-occupiers, most likely households downsizing from houses in the surrounding streets.

Large suites in a low building usually mean real dining rooms, generous bedrooms and plenty of storage. They also mean the building draws a narrow buyer pool. Most purchasers are local, and many are looking for something specific, so the right suite can take time to find, and time to sell.

Because sizes are so large, the price per square foot matters more than usual. A modest difference per square foot on a 1,600-square-foot suite adds up to a significant amount of money, so price comparisons need care.

Ask about outdoor space as well. In low-rise buildings of this era, balconies and terraces vary a great deal from suite to suite, and a large terrace can matter as much to a downsizer as an extra bedroom. Walk the suite and its outdoor space at different times of day before you decide.

Hydro is on you

Condos.ca lists common elements, heat, air conditioning, building insurance, parking and water in the fee. Hydro is not on the list, so budget for electricity separately, which in a large suite is a real monthly cost.

Heat and cooling are included, which helps. For a downsizer coming from a house, having the two biggest utility swings covered makes monthly costs much easier to predict. Ask how heating and cooling are delivered to the suites, because a central system of this age will need attention at some point.

Condos.ca flags a pet restriction without giving details. If you have a pet, read the declaration and rules before you make an offer rather than after.

Parking is in the fee, which is useful in a neighbourhood where most errands beyond Bathurst Street are done by car. Confirm how many spaces come with the suite you are considering and whether a locker is included, because in a building this small there are rarely spare spaces to buy or rent later.

The corner is about to change

500 Glencairn sits on the north side of Glencairn, just off Bathurst Street. Bathurst here is a busy local shopping street with groceries, bakeries, services and places of worship, and for many owners that walkability is the reason they chose the building.

Two new buildings are planned at the intersection. UrbanToronto lists Glenhill by Lanterra Developments at 2788 Bathurst, on the southwest corner, as a nine-storey, 127-unit building with condos, hotel suites and retail, shown as under construction. On the southeast corner, 491 Glencairn by Greatwise Developments is listed as an eight-storey, 105-unit condominium in pre-construction.

For owners here, that means construction traffic and noise for a while, and more residents, shops and possibly a hotel at the corner afterward. Some buyers will see that as an improvement to the street; others came for quiet and will not. Either way, it is worth knowing before you buy. The panel beside this review shows transit, schools and parks.

How it prices

Condos.ca puts the building average at about $525 per square foot. That is modest for this part of North York, and it reflects the building’s age, the very large suites and the small, slow-moving market inside it.

Only one suite was listed for sale when I checked, so there is no asking range I can responsibly give. In a 39-suite building, a year can pass with only a handful of sales, and each one is shaped by the condition of that particular suite.

That makes pricing here more judgement than formula. I would look at sales in this building over several years and at large suites in comparable low-rise buildings nearby, then adjust for renovation and outlook. Ask me for the sold report before you make an offer.

The new buildings at the corner will also set fresh price points, almost certainly higher per square foot for much smaller suites. Do not let those numbers anchor your expectations here; they are a different product aimed at a different buyer.

Building specifications

Amenities at 500 Glencairn Avenue

There is no pool, gym or concierge here, and that is part of why the costs are shared among so few owners without strain. The rooftop deck and party room give you space to entertain, which matters to owners who have given up a backyard.

Jatin’s honest take on 500 Glencairn Avenue

500 Glencairn Avenue — frequently asked questions

Looking at York Mills, Don Mills, Lawrence Park, Bathurst Manor and midtown-north Toronto more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.