2619 Warden Ave Condos: A 16-Unit Low-Rise in L’Amoreaux, Reviewed

2619 Warden Avenue is one of the smallest condominium corporations I have looked at in Scarborough: 16 units, registered in 2005, on Warden near Finch in L’Amoreaux. Buildings this small almost never come up for sale, rarely appear in market reports, and work very differently from a 400-suite tower. If you are looking at one, you need to know how. I’m Jatin Dua, RE/MAX Quantum Realty.

A very small corporation, and why that matters

The first thing to understand about 2619 Warden is its size. Sixteen units is tiny by Toronto standards. Condos.ca classifies it as a low-rise condominium, built in 2005 by Scardred Company Limited, and registered as TSCC-1662 in March 2005.

I could not find a public description of the project from the builder, the city or the press, so I cannot tell you from a source whether these are townhouses, stacked units or apartments, or what the suite sizes are. That is not unusual for a small infill project of this age. Confirm the unit type, size and layout from the listing, the floor plan and the declaration before you rely on anything else.

What I can tell you is how a corporation this size behaves. Every cost the building has, from insurance to snow clearing to a new roof, is split 16 ways. When something big comes due, each owner’s share is large, and there is no economy of scale to soften it.

What your fee covers

Condos.ca lists common elements, building insurance and parking as included in the fee. Heat, hydro, water and air conditioning are not on the list, so expect to pay those yourself, and ask the seller for a year of utility bills.

Parking being included is the useful detail. On Warden Avenue in this part of Scarborough, most people drive, and having a space bundled into the fee saves you a separate charge. Confirm how many spaces come with the unit, where they are, and whether visitor parking exists, because condos.ca does not list it.

I did not find current fee figures, because there were no active listings when I checked. Get the exact monthly fee and the most recent budget, and compare the fee per square foot with other small low-rise corporations rather than with high-rise towers, which spread their costs over far more owners.

The due diligence that matters most here

In a 16-unit corporation, the status certificate and reserve fund study tell you almost everything. Look at the total in the reserve fund, the planned annual contributions, and the list of components the study expects to replace in the next ten years. A building registered in 2005 is around 20 years old, which is when roofing, windows, doors, paving and mechanical equipment often start coming due.

Read the last two or three years of board minutes. With so few owners, the board is often three or four neighbours, and the minutes will show you how decisions get made, whether owners are engaged, and whether any large projects are being discussed. Caliber Property Management is listed as manager; ask them for the date of the last reserve fund study.

Condos.ca lists a pet restriction. I could not find the actual rules, so read the declaration and rules before you plan around a pet. Do the same for any rules on leasing, renovations and the use of parking spaces.

Daily life on Warden near Finch

The building sits on Warden Avenue near Finch Avenue East, in L’Amoreaux, a largely residential part of north Scarborough. It is a practical location if you drive: Warden runs south toward the 401 and the rest of the city. The transit, school, walkability, food and park details are in the data panel on this page.

Living in a 16-unit building feels very different from living in a tower. There is no concierge, no elevator queue and no amenity floor, and you will likely know most of your neighbours by name. For some buyers that quiet is the whole point. For others, the lack of a gym or a front desk is a deal-breaker, so be honest with yourself about which one you are.

Resale is the other thing to plan for. With so few units, there are rarely recent sales in the same building to compare against, which can make pricing, appraisals and financing slower than in a large tower. Talk to your mortgage broker early, and plan to hold for at least five years so you are not forced to sell into a thin market.

What 2619 Warden costs

There were no units for sale or for lease when I checked, and condos.ca does not publish a building average price per square foot or a suite size range for this corporation. With only 16 units, sales here are rare, so any single sale can move a building average a lot. I would not lean on a building average here even if one existed.

The better approach is to price a unit here against comparable low-rise and townhouse condominiums in L’Amoreaux and the wider Warden and Finch area, adjusting for size, parking and condition. Then add the fee, utilities and property tax to see the true monthly cost.

If you are thinking of buying or selling here, I can pull the recorded sales for this building and its nearest comparables through my building sold report, or set up an alert so you hear the moment a unit is listed.

Building specifications

Amenities at 2619 Warden

There is no amenity package to speak of, and that is normal for a building this size. Your fee goes to insurance, maintenance and the reserve fund rather than to a gym or party room you may never use.

Jatin’s honest take on 2619 Warden

2619 Warden — 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.