Independence Way, George Appleton Way: Norstar’s 244 Stacked Towns

Independence Way is the community I show buyers who want a townhouse-style front door in Downsview for close to the price of a condo apartment. Norstar Group built 244 stacked townhouses here in 2006, spread along George Appleton Way near Keele Street and Wilson Avenue. There is almost always a choice of homes for sale, and the fee per square foot is modest for what it covers. I’m Jatin Dua, RE/MAX Quantum Realty.

Stacked townhouses, not a tower

Independence Way is a stacked townhouse community. Instead of one building with a lobby and elevators, the homes are spread across a row of low buildings numbered from 55 to 125 George Appleton Way, with homes stacked one on top of another and their own exterior entrances.

That format changes daily life in a few ways. There is no lobby, no elevator to wait for and no shared hallway outside your door. In exchange, you will usually have stairs inside your home or up to your front door, and deliveries come to your own entrance rather than a concierge desk.

Condos.ca lists the community as two storeys, which in a stacked development usually refers to each home rather than each building. The unit numbers run into the thousands, which is common in stacked developments where the numbering also tells you the building and level. Ask the listing agent which level a home is on and how many stairs are involved.

Stacked living also means sharing walls and floors. Your neighbours may be beside you and above or below you, so ask about sound between homes and look at which way the bedrooms face the shared walkways.

Homes from about 550 to 1,200 square feet

Condos.ca records homes from about 549 to 1,212 sq ft. That runs from one-bedroom plans at the small end to two-bedroom, two-bedroom-plus-den and three-bedroom plans at the large end, which is a wider choice than most stacked developments offer.

Most of what comes up for sale is in the two-bedroom range, in the 700 to 800 sq ft band. That is a sensible size for a couple or a small family, and the fact that so many similar homes trade makes it easier to price one accurately.

Upper-level homes in stacked buildings often have a rooftop terrace or a larger balcony, while lower-level homes may have a patio and sometimes a below-grade level. Those differences matter more than square footage alone, so compare the outdoor space and the light, not just the size, when you look at sold prices.

Underground parking and a low fee

Condos.ca lists a parking garage and visitor parking, and parking is in the fee, along with common elements, building insurance and water. Underground parking is a real advantage in a stacked townhouse community, because it keeps cars off the site and means no snow to brush off in winter.

Based on current listings, condos.ca works out the fee at about $0.71 per square foot, which is modest for a community with underground parking. Heat and hydro are not listed, so expect to pay your own gas and electricity. Beanfield fibre internet is available.

A low fee is good news, but check it against the reserve fund. Stacked townhouse communities carry the cost of an underground garage, many roofs and a lot of exterior walls, without the lobby and elevator costs of a tower. If the fee has been kept low by under-funding the reserve, the bill arrives later.

Living near Keele and Wilson

George Appleton Way sits just north of Wilson Avenue and east of Keele Street, in the part of Downsview that grew up around the former Canadian Forces Base Toronto. The base closed in 1996, and much of its land became Downsview Park, managed by a Canada Lands Company subsidiary.

That history explains the open space around you. Downsview Park is one of the largest green spaces in the north end of the city, and the surrounding streets are a mix of newer townhouse communities and older homes. The area is still changing as the former base lands are redeveloped, so check the City of Toronto development applications map for anything planned near the home you are considering.

For everyday errands, the Keele and Wilson area covers the basics, and Yorkdale is a short drive east. Most owners here will want a car, which is one reason the underground parking matters so much. If you plan to rely on transit, try the commute at rush hour before you buy.

Keele Street and Wilson Avenue carry the main bus routes, and Highway 401 is a short drive north. The data panel on this page lists the nearest subway and the walking time.

What Independence Way costs

When I checked, there were 11 homes listed for sale and one for lease. Asking prices on the current listings ranged from about $428,880 to $619,900. That much choice is unusual for a townhouse community and it gives buyers room to negotiate.

Condos.ca did not publish a building price per square foot for Independence Way, so the recorded sales in the data panel on this page are the best guide. With 244 homes there are enough sales to show a real pattern, unlike the small complexes nearby.

If you are selling here, plan for competition. With several similar two-bedroom homes on the market at the same time, the homes that sell first are the ones that are priced right and presented well. I can show you what has actually sold through my building sold report.

Building specifications

Amenities at Independence Way

There is no gym, pool or party room, and you are not paying for one. What you get is underground parking, visitor parking, permission to barbecue and your own front door, which for most buyers in a stacked townhouse is the point.

Jatin’s honest take on Independence Way

Independence Way — 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.