Bamburgh Gate Manor North, 1883 McNicoll Ave: A Pool Tower, Fees All In

Bamburgh Gate Manor North is the tower I suggest to buyers in north Scarborough who want a pool, security and one fixed monthly cost. The 16-storey building from 1999 bundles heat, hydro, air conditioning, water and parking into its fee, and suites are bigger than most new plans. It is not new, and you should read its reserve fund carefully. I’m Jatin Dua, RE/MAX Quantum Realty.

The tower in a gated McNicoll complex

Bamburgh Gate Manor North sits beside Bamburgh Plaza, the low-rise condominium of large suites at 1881 McNicoll. The two are separate corporations: the tower is MTCC-1254, registered in 1999, and Bamburgh Plaza is MTCC-1136, registered in 1996. Both are managed by Del Property Management.

Listings describe the neighbouring complex as Tridel-built, and Del is Tridel’s property management company. Condos.ca does not list a developer for this tower, though, so I treat the Tridel link as likely rather than confirmed. Ask for the original disclosure documents if the builder matters to you.

With 284 suites over 16 floors, this is a mid-sized tower. That is enough owners to spread the cost of a pool and security staff, without the elevator crowds of a 40-storey building.

Being part of a larger gated complex has practical benefits. Security staff, controlled entry and shared grounds are things a stand-alone tower of this size would struggle to pay for alone. The trade-off is that decisions about shared facilities may involve two boards, so ask how that relationship works.

An all-inclusive fee, compared fairly

Condos.ca lists the fee as covering air conditioning, common elements, heat, hydro, building insurance, parking and water. Most owners pay only for internet, phone and contents insurance on top.

That makes the fee look high next to buildings where hydro and heat are on your own meter, including Bamburgh Plaza next door. The fair comparison is the fee plus a year of utility bills. On that basis, an all-inclusive building often comes out close to even, and your budget does not swing between July and January.

The downside of bulk utilities is shared risk. When energy costs rise, the corporation pays them and fees follow. Look at how utility lines have moved in the last few budgets, and ask whether the board has considered sub-metering suites.

Layouts, and what 27 years means

Suites run from about 613 to 1,397 sq ft, which covers compact one-bedrooms through large two-bedroom-plus-den and three-bedroom plans. That range is broader than most new Scarborough towers, and the larger plans suit families who want a condo rather than a townhouse.

A 1999 tower is at the stage where original windows, balcony membranes, elevators, the garage and pool equipment come due. None of that is a reason to walk away. It is a reason to read the reserve fund study and the last two years of board minutes before you firm up, and to ask the seller what has been updated inside the suite.

The suite range also helps at resale. One-bedrooms appeal to first-time buyers and investors, while the larger plans attract families and downsizers, so the building is not dependent on a single type of buyer. That broad demand tends to make values steadier through slower markets.

Daily life at McNicoll and Kennedy

This is an established, quiet part of north Scarborough close to the Markham border, with shopping and restaurants serving a large Chinese-Canadian community nearby. Listings for the complex mention a bus route south to Finch Station, and the panel on this page covers transit and walking details.

The change worth knowing about is on the Stouffville GO Line. Metrolinx finished major work at Milliken GO in 2023, including a rail-over-road crossing at Steeles between Kennedy and Midland and new direct platform access from Steeles. The line is being upgraded toward two-way, all-day service, which would make a car-free commute far more practical from here.

Highways 401 and 404 are a reasonable drive, and the larger shopping along Steeles, including Pacific Mall, sits just to the north. For a household that still drives for most errands, the bundled parking and the short trips make daily life simple.

What Bamburgh Gate Manor North costs

Condos.ca puts the building average at about $549 per square foot. That is well above Bamburgh Plaza next door at about $380, and the gap is mostly size: the tower’s smaller suites carry a higher price per square foot, and its fee includes utilities that Bamburgh Plaza owners pay separately.

When I checked, one suite was listed for sale and one for lease. I do not quote single listings, so the sold data in the panel on this page is your best guide. For a fuller picture, ask me for a building sold report.

When you assess the fee, divide it by the suite size and compare it with another building’s fee plus that building’s hydro and heating. That is the only way to compare an all-inclusive tower fairly.

Price per square foot also varies inside the tower. Higher floors with open views, corner plans and suites with updated kitchens usually trade above the building average, while original-condition suites on lower floors trade below it. When you look at comparables, match the floor, exposure and condition, not just the bedroom count.

Building specifications

Amenities at Bamburgh Gate Manor North

An indoor pool, a sauna and a games room give families and retirees something to use year round without leaving the building. Ask whether any facilities are shared with Bamburgh Plaza next door, and if so, get the shared facilities agreement with the status certificate. A games room is a small thing, but in a family building it gets used.

Jatin’s honest take on Bamburgh Gate Manor North

Bamburgh Gate Manor North — 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.