The 2800 Condos, 2800 Keele St: Low Fees, Heat In, Keele and Wilson

The 2800 is a young mid-rise on Keele just north of Wilson with one number that stands out: a fee around 61 cents a square foot that still includes heat and air conditioning. That is uncommon for a 2018 building. The suite mix runs from tiny studios to large family plans, so what you are buying depends heavily on the unit. I’m Jatin Dua, RE/MAX Quantum Realty.

A Quadcam mid-rise on a changing stretch of Keele

The 2800 sits on the west side of Keele Street a short way north of Wilson Avenue, at the edge of the Downsview neighbourhood. Condos.ca does not name a developer, but UrbanToronto, writing about a proposal next door, identified the building as Quadcam’s “The 2800” and said it was completed in early 2018. That lines up with the registration date of February 2018.

It is an 11-storey building with retail at grade, the kind of mid-rise the City has been encouraging along Keele. A brokerage profile of the building notes a Commercial Residential zoning and storefronts at street level, which means you live above shops rather than beside a parking lot.

The stretch is still changing. In 2021 Davpart applied to replace an older four-storey rental and a house immediately to the north, at 2808 and 2810 Keele, with a 12-storey rental building of about 288 apartments designed by Turner Fleischer. I have not confirmed whether that project has started, so check its status; if it goes ahead, north-facing suites here should expect construction next door and a new neighbour of similar height.

From 309 square feet to family-sized

The suite range is wide: about 309 to 1,446 square feet, according to condos.ca. At the small end you are looking at studio-type investor suites. At the large end are plans big enough for a family, which is rare in a mid-rise of this size.

That spread matters when you compare prices. The building’s average price per square foot blends very different products, so a small suite may cost more per square foot and a large one less. Judge each suite against others of similar size, not against the building average.

A brokerage profile describes individual climate controls in each suite with water heat pumps. That is consistent with heat and air conditioning appearing in the fee, but how the heat pump’s electricity is billed varies by building, so confirm on the status certificate whether that power runs through your suite meter or the common budget.

The fee is the headline

The fee covers common elements, heat, air conditioning, building insurance and water. Current listings work out to about $0.61 per square foot, which is low for a building of this age in Toronto and lower still once you account for heating and cooling being included.

Low fees can mean an efficient building, a well-run budget or an under-funded reserve. The only way to know which is to read the reserve fund study and the last two budgets. With 214 suites the costs are spread reasonably, but the building is now past its warranty period, so this is the stage where funding plans for the roof, garage and mechanical systems start to matter.

Parking is not listed in the fee. Confirm whether the suite comes with a space or a locker, and whether they are owned or exclusive-use.

Daily reality at Keele and Wilson

Keele and Wilson is a practical, working intersection rather than a pretty one. Humber River Hospital sits at the corner, Downsview Park is a short drive east, and Yorkdale and the 401 are close. The data panel on this page sets out the bus and subway options, the schools and the walkability scores.

The building faces Keele, a busy arterial road with steady truck and bus traffic. Suites on the Keele side get the views and the noise; suites at the back are quieter but may look over low-rise rooftops and, if the Davpart proposal proceeds, a new building next door. Visit at rush hour before you choose.

The surrounding area is mostly older low-rise housing and strip retail, with mid-rise buildings slowly replacing it along Keele and Wilson. That is the City’s plan for these corridors, and over time it should bring more shops and services within walking distance, along with years of construction.

What The 2800 costs per square foot

The building averages about $708 per square foot. That is towards the upper end for this part of northwest Toronto and reflects the building’s age, its amenity list and the number of small suites, which push the per-square-foot figure up.

Three suites were listed for sale when I checked, asking about $507,000 to $639,000, with monthly fees of roughly $395 to $469. Fees that low on suites of 600 to 900 square feet are a real advantage when you work out your monthly carrying cost.

Compared with older buildings nearby, you pay more per square foot and much less in fees. Over five years, the fee difference can close a good part of the price gap. Check the sold-data panel on this page for what has actually traded rather than what is being asked.

Building specifications

Amenities at The 2800 Condos

For an 11-storey building the amenity list is strong: a rooftop deck with barbecues, a gym, a yoga studio, a sauna and guest suites. That is more than most mid-rises on Keele offer, and the fee still stays low, which is the combination that makes this building worth a look. Ask how the guest suites are booked and whether the rooftop deck has set hours or booking rules, because in a building with many small suites those shared spaces get real use.

Jatin’s honest take on The 2800 Condos

The 2800 Condos — 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.