665 Scarlett Road Townhouses: 11 Condo Homes Near Scarlett and Lawrence

Eleven townhouses near Scarlett Road and Lawrence Avenue, registered in 1999, with almost nothing written about them anywhere. That is common for micro-corporations in Humber Heights, and it changes how you buy. You cannot lean on a track record you can look up, so the corporation’s own documents have to do the work. I’m Jatin Dua, RE/MAX Quantum Realty.

A micro-corporation with little public record

Condos.ca records the basics and little else: eleven homes, built in 1999, MTCC-1252 registered on 2 June 1999. No developer, no property manager, no amenity list and no fee inclusions. I searched City planning records and news and could not find anything specific to this site.

That is not a red flag in itself. Many small Etobicoke townhouse projects of the late 1990s were built by local builders who never marketed widely. It does mean you should ask early who manages the corporation, or whether it is self-managed, and get the answer in writing.

Self-managed corporations can run well when a capable board stays engaged. They can also drift, with records kept informally and the reserve fund study not updated on schedule. Ask to see the most recent reserve fund study, the last two years of financial statements and recent board minutes.

Eleven owners, and how to judge them

With eleven homes, every major common cost is split eleven ways. A $70,000 roofing or paving job is over $6,000 a door before reserves. In a 300-suite tower the same bill would barely register, which is why fee comparisons between townhouses and apartment buildings mislead.

A 1999 complex is now into the age when original roofs, windows, asphalt and exterior caulking come due. The question is not whether that work is coming but whether the reserve fund has been built to pay for it. The reserve fund study should show the schedule and the balance it expects.

Small boards are also fragile. Ask how many directors sit on it, how long they have served, and whether the annual meeting reaches quorum without chasing proxies. In a micro-corporation, two engaged owners leaving can change how the place is run.

When a complex has almost no public footprint, I build the picture from three documents. The status certificate tells you the fee, the reserve balance, any special assessment and any known issues. The reserve fund study tells you what is due and when. The board minutes tell you what owners are actually arguing about.

Read the minutes for repeated topics: water getting in, drainage, snow clearing, parking disputes or contractors who keep coming back. A single mention is normal. The same problem across several meetings is the thing to price in, or to walk away from.

Then look at insurance. In a small complex, a roof leak or water claim that falls below the corporation’s deductible can land on one owner. Make sure your own home insurance covers that gap before you firm up.

What to confirm about the homes

Condos.ca lists no size range, and there were no listings at the time of writing, so I cannot describe the plans reliably. Get room measurements, and ask the seller for floor plans or the original builder’s drawings if they have them.

Confirm parking in the status certificate: how many spaces belong to the home, whether they are exclusive-use common elements or owned, and whether there is visitor parking. Condos.ca does not list any of this here.

Ask also who is responsible for roofs, windows, doors and furnaces under the declaration. In some townhouse corporations these belong to owners and in others to the corporation, and the answer changes both your fee and your risk.

The Scarlett and Lawrence pocket

This end of Scarlett Road sits in Humber Heights, the northern half of Humber Heights-Westmount, close to the Humber River and the Lawrence Avenue crossing into Weston. Historically this side of the river was the Etobicoke side of the Weston community.

The surrounding streets are mostly low-density, single-family housing, and the Weston Golf and Country Club is part of the neighbourhood’s landscape. Scarlett Road itself is a busy arterial route, so homes facing it will hear traffic. Transit, schools and walkability are shown in the panel on this page.

Further south along Scarlett Road there are two other small condominium townhouse complexes, 540 Scarlett Road Townhouses and Scarlett Gables. They are separate corporations, but they are useful reference points for what a small Scarlett Road townhouse costs to own.

Pricing with no published average

Condos.ca does not publish an average price per square foot for this complex, and there were no active listings at the time of writing. With eleven homes, sales are infrequent, so any single recent sale is a weak guide. When a home does come up, expect buyers and their lenders to look hard at the corporation’s documents, so a seller who has them ready has an advantage.

Build value from the neighbourhood instead: other condominium townhouses in Humber Heights and Weston, nearby semi-detached and detached houses, and larger townhouse complexes in Etobicoke. Adjust for size, age, parking, the fee and what the fee covers, because two townhouse fees can mean very different things.

If you own here and are thinking of selling, ask me for the building sold report. In a complex this small, pricing against the right alternatives matters more than any building average.

Building specifications

Jatin’s honest take on 665 Scarlett Road Townhouses

665 Scarlett Road Townhouses — frequently asked questions

Looking at Downsview, Weston, York University Heights, Rexdale and northwest Toronto more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.