The Max Condos, 2772 Keele St: All-In Fees Beside the Downsview Lands

The Max is the Keele Street building I point to when a buyer tells me fees are their biggest worry. It is a 10-storey Beaverbrook Homes condo from 2007, and the fee covers heat, air conditioning, water and parking, so the only utility most owners pay is hydro. It also sits on the edge of the largest redevelopment area in the city, which is either a reason to buy or a reason to wait, depending on your timeline. I’m Jatin Dua, RE/MAX Quantum Realty.

The fee looks high until you read what is in it

On current listings, the fee works out to about 95 cents per square foot. Next to a newer building quoting 60 or 70 cents, that looks expensive, and buyers often stop reading there. They should not.

The fee here includes heat, air conditioning, water and a parking space, along with common elements and building insurance. In many newer buildings, heating and cooling run through your own meter and parking is a separate charge. Add those back to a cheaper-looking fee and the difference shrinks, and in a cold winter or a hot summer it can disappear.

The practical benefit is predictability. Your monthly cost does not jump in January or August, which matters if you are on a fixed income or stretching to qualify. The caution is that an all-in fee rises when the corporation’s energy bills rise, so look at the fee history over the past few years, not just today’s number.

A mid-size building with mid-size suites

At 140 suites over 10 storeys, The Max is a manageable size. It is big enough to support a gym, party room and meeting room, and small enough that you are not sharing elevators with hundreds of neighbours.

Condos.ca records suites from about 566 to 1,110 square feet. In practice that means one-bedrooms, one-plus-dens and two-bedrooms, with the larger plans suited to small families or downsizers. Both of the current listings fall in the 600 to 699 square foot band, which tells you where most of the trading happens.

I could not find published details on the architect, ceiling heights or the original floor plans. If those matter to you, ask the listing agent for the plan of the specific suite and check the ceiling height in person. Do not assume loft-height ceilings in a mid-2000s building of this type.

Living next to the Downsview lands

The Max sits on Keele Street just north of Wilson Avenue, on the western side of the Downsview area. To the east is the former Downsview airport and Bombardier site, roughly 520 acres that Northcrest Developments and Canada Lands Company are planning to redevelop.

The framework plan, designed by Henning Larsen with SLA and KPMB, turns the old runway into a two-kilometre sequence of public spaces and adds about 100 acres of new open space next to the existing 291 acres of Downsview Park. The plan runs to about 2051, so this is a decades-long change, not a quick one.

The piece closest to Keele Street is the Downsview West District, a mixed-use area of about 74 acres beside Downsview Park. Post City reported in 2024 that the plans for it call for thousands of new homes, a share of them affordable, along with offices, shops and restaurants. That is the part of the plan most likely to change the view and the street life near this building first.

For an owner at The Max, that cuts two ways. Over time, more jobs, shops and parkland nearby should help the area. In the meantime, expect construction and a steady supply of new condos competing for buyers and tenants. If you are buying to live here for many years, the long view is encouraging. If you plan to sell in two or three years, do not count on the redevelopment to lift your price.

Daily routine around Keele and Wilson

Day to day, this is a practical location rather than a pretty one. Keele and Wilson has everyday shopping, and Downsview Park, with its trails and open fields, is one of the largest green spaces in the north end of the city.

Line 1 runs through the area, and the data panel next to this review shows the closest stations and walking times, so I will not repeat them here. Highway 401 and Allen Road are a short drive, which suits commuters who drive to work in the suburbs.

Beanfield Fibre is available in the building, according to Condos.ca. If you work from home, that is a genuine plus, because internet is not part of the fee and fibre service makes a real difference to a home office.

Price per square foot and the current asking range

Condos.ca puts the building average at about $597 per square foot. On the published size range, that implies roughly $340,000 for the smallest suites up to about $660,000 for the largest, though condition and floor make a big difference.

There were two active listings when I pulled the data, asking $359,000 to $450,000, with fees of about $582 to $653 a month. That is a low entry point for a suite where parking and most utilities are included.

When you compare The Max with newer buildings nearby, put the full monthly cost side by side: fee, hydro, heat, cooling, water and parking. On that basis, a building that looks cheaper on fees alone often turns out to cost about the same each month, and The Max has a longer operating record you can review.

Building specifications

Amenities at The Max Condos

The amenity package is basic: a gym, a party room and a meeting room, with no pool or concierge listed. That is part of why so much of the fee can go to utilities and parking rather than to staffing and pool upkeep.

Jatin’s honest take on The Max Condos

The Max 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.