Trailridge Townhouses, 1-37 Trailridge Cres: Water and Parking Included

Trailridge Townhouses is a 93-home complex from 1996 tucked onto a crescent near Ellesmere Road and Neilson Road in Morningside. It is not glamorous, but it does two things well: the fee carries water and parking, and the location puts a hospital, a grocery plaza and two parks within a short walk. The questions that decide whether it is a good buy are all about its age. I’m Jatin Dua, RE/MAX Quantum Realty.

A 1996 townhouse complex on a quiet crescent

Trailridge Crescent sits near Ellesmere Road and Neilson Road, and this corporation takes up the addresses from 1 to 37. Other housing shares the street, including 51 Trailridge Crescent, a high-rise rental apartment building operated by Greenwin, so not everything on the crescent belongs to MTCC-1124.

With 93 homes, the complex is large enough to spread the cost of major repairs across many owners, but small enough that it still has the feel of a neighbourhood. Condos.ca does not name the original developer, and I could not find one, so the corporation’s own maintenance history is the record that matters.

Listings on this street are not always labelled the same way. Before you rely on any comparable, check that it is in MTCC-1124 and not another corporation on Trailridge Crescent.

Water and parking in the fee

Condos.ca lists common elements, building insurance, parking and water as included. Water is the notable one. Many townhouse complexes of this era meter water to each home, so a fee that includes it is worth more than it looks when you compare buildings.

Heat and hydro are not listed, so budget for them yourself. Ask the seller for a year of utility bills; in a 30-year-old townhouse, heating cost depends heavily on whether the furnace, windows and attic insulation have been updated.

The other question for a townhouse condo is who maintains what. The declaration sets whether roofs, windows, doors and driveways are corporation or owner responsibilities, and that split changes your real monthly cost far more than a small difference in fees.

What 30 years means for a townhouse complex

A 1996 complex has been through at least one roof cycle by now, and original windows, patio doors and garage doors are at or past the end of their typical lifespan. Look for evidence of which of these the corporation has replaced and which it has left for later.

The reserve fund study will tell you what is due in the next decade and whether it is funded. In townhouse complexes, the large items are roofs, windows, paving, retaining walls and underground services like drainage. If several fall due together, either the reserve fund is ready or the fees go up.

Inside the home, the systems are usually yours. In most townhouse condos the furnace, air conditioner and water heater belong to the owner, and in a 1996 home they may be original or on their second round. Ask for their ages, and find out whether the water heater is owned or rented, because a rental contract transfers to the buyer.

Insurance is the other line to check. The corporation’s policy covers the buildings, but the deductible it carries can be passed to an owner whose unit causes a claim. Ask what the deductible is and make sure your own policy covers it.

Read the board minutes for at least two years. They are the quickest way to see whether owners raise recurring issues, such as leaks, parking or drainage, and how the board and manager respond.

Daily life by Ellesmere and Neilson

The location is practical. Greenwin’s description of its neighbouring building places Centenary Hospital across the road, and Centenary Plaza across the street with a Food Basics, a Beer Store, a dental office and quick-service food. Greenwin also places Ellesmere Reservoir Park and Morningside Park next to its building on the same crescent.

Greenwin describes the University of Toronto Scarborough campus as a short bus ride away. Students and hospital staff can both support rental demand in this part of Morningside. Schools and transit for this address are in the data panel on this page.

Highway 401 is close, which helps commuters, though homes nearest the main roads will hear more traffic. If quiet matters, look at homes deeper in the crescent.

Having a hospital, groceries and two parks within walking distance is less common in Scarborough townhouse complexes than you might expect. For a household with one car, or an older owner who wants to keep errands on foot, that convenience is a genuine reason to choose this complex over a newer one further out.

Pricing and how to compare

There was one home for sale and none for rent when I reviewed the complex, which is too few to quote a meaningful asking range. The data panel on this page shows what has actually traded here.

When I price a home at Trailridge, I compare it with other 1990s townhouse condos in Morningside, Woburn and West Hill, adjusted for size, basement finish, garage and condition. Water in the fee is worth something in that comparison, so I add estimated water costs to any rival complex that does not include it.

A newer stacked townhouse may look cheaper per bedroom, but an older complex like this usually offers more interior space and a private entrance at grade. The trade is age, which is why the reserve fund matters more than the asking price.

If you are buying to rent, look at the rental building next door as competition as well as context. Tenants choosing between an apartment and a townhouse with its own entrance often pay more for the townhouse, but you will be priced against a large professionally managed supply on the same street.

Building specifications

Amenities at Trailridge Townhouses

There is no amenity building, which keeps operating costs down. The neighbouring parks, the plaza across the road and your own outdoor space do the work an amenity floor would do in a high-rise.

Jatin’s honest take on Trailridge Townhouses

Trailridge Townhouses — frequently asked questions

Looking at Scarborough Bluffs, West Hill, Guildwood, Woburn, Malvern and Rouge more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.