2075 Warden Avenue Townhouses: A 282-Home 1976 Complex, Reviewed

2075 Warden Avenue Townhouses is the opposite of a boutique complex. It has 282 homes across three addresses, which makes it one of the larger condominium townhouse communities in this part of Scarborough, and size changes the maths on almost everything you will pay for. It was registered in 1976 and sits close to Highway 401. Here is how I would approach it. I’m Jatin Dua, RE/MAX Quantum Realty.

Size is the defining feature

With 282 homes, this complex spreads its costs across far more owners than the small 45- and 48-unit corporations a short drive north on Birchmount and Huntingwood. A roof program, a road repaving or a window replacement still costs real money, but each owner’s share is smaller, and a large corporation can usually afford professional advice and phased projects.

Size has its own issues. Large complexes have more moving parts, more opinions at meetings and more units that may be rented out. Ask what share of homes are owner-occupied and how often the board has turned over. A stable board in a big complex is a good sign.

The address range also matters. Homes are spread across 2075 Warden Avenue, 70 Cass Avenue and 71 Cass Avenue. When you look at a listing, confirm which address the unit is at, how it is reached from the street, and where its parking is.

Who actually manages it

Condos.ca’s property management field for this complex reads York Condominium Corporation, which is the corporation itself rather than a management company. That could mean the corporation is self-managed with its own staff, or simply that the listing data is incomplete. I could not confirm which.

This is worth settling early. Ask the listing agent or the corporation who handles day-to-day operations, who prepares the budget and the status certificate, and who you call when something breaks. A well-run self-managed corporation can be efficient; a poorly organised one can make simple requests slow. Either way, you want to know before you buy.

If the corporation is self-managed, also ask who keeps the records and how quickly a status certificate can be produced. In Ontario the corporation has a set period to deliver it, and a slow or incomplete certificate can squeeze the conditions period on your offer.

Condos.ca also lists only visitor parking and BBQs as amenities, with no parking garage, pool or party room. Ask how resident parking works, how many spaces come with each home, and whether they are owned, exclusive-use or assigned.

A 1976 complex: what has been done and what is next

YCC-252 was registered on the same day as YCC-251, the corporation at 2550 Birchmount Road, according to condos.ca. That does not tell you they share a builder, but it does place both in the same mid-1970s wave of Scarborough condominium townhouses.

At close to fifty years old, the parts to focus on are roofs, windows and exterior doors, cladding, private roads and walkways, site lighting and drainage. In a complex this big, those are usually replaced in phases over several years. Ask for the reserve fund study and look for where the corporation is in each cycle, and whether past projects were paid from the reserve or through special assessments.

Also read the declaration for the line between your responsibilities and the corporation’s. In many condo townhouses the exterior is common, but decks, fences, windows and doors are handled differently from one declaration to the next.

Living near Warden and the 401

The complex sits on Warden Avenue close to Highway 401, in Tam O’Shanter-Sullivan, the neighbourhood bounded by the 401 to the south and Huntingwood Drive to the north. For drivers, being this close to the 401 is the main practical advantage; you can be on the highway in minutes. Being close to a major highway also means traffic noise for some homes, so visit at rush hour.

The area is mostly residential subdivisions from the postwar decades. Sullivan, west of Warden, takes its name from O’Sullivan’s Corners, a crossroads settlement with a hotel and post office in the 1890s. The Tam O’Shanter Golf Course gives the eastern half its name.

Agincourt Mall at Sheppard and Kennedy is the big change on the horizon. UrbanToronto reports a 26-acre master plan with up to 12 towers, with a first phase of 659 homes and a new Walmart. Transit details for this address are shown in the data panel on this page.

What 2075 Warden Avenue Townhouses costs

When I checked, there were no units for sale and two for lease, so I cannot give you a current asking range for purchase. Condos.ca does not publish square footage or an average price per square foot for this complex either.

The useful comparisons are with other townhouse complexes of the same age in Tam O’Shanter-Sullivan and L’Amoreaux, and with freehold homes nearby. A large, older condo townhouse complex should trade at a clear discount to freehold, and the size of that discount should reflect the fee and the state of the reserve fund.

When you compare monthly fees between complexes, compare what they cover. One fee may include water or more of the exterior maintenance, another may not, and the cheaper-looking number is not always the cheaper home. Ask for the current budget so you can see where the money goes, and look at how much of it is going into the reserve each year.

The two lease listings tell you there is rental demand here, which matters if you are an investor, but check the rules on leasing in the status certificate before you count on it. For recorded sales rather than asking prices, I can pull them through my building sold report.

Building specifications

Amenities at 2075 Warden Avenue Townhouses

There is no pool, gym or party room listed. For a large townhouse complex, that keeps the fee focused on the grounds, roads and building exteriors that hold the value of your home.

Jatin’s honest take on 2075 Warden Avenue Townhouses

2075 Warden Avenue Townhouses — frequently asked questions

Looking at Agincourt, L’Amoreaux, Milliken, Dorset Park and Wexford in Scarborough more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.