What's Your Unit Worth Right Now?
Get a free AI-powered price range for your condo in under 90 seconds — floor, exposure, view, parking and locker included. No name or address required.
Get My Free Estimate →Four towers on La Rose Avenue and Richview Road, built between 1973 and 1985, in Humber Heights–Westmount. Two of them share a developer, Kuhlmax Developments, and were finished six months apart in 1973.
This is the one north Etobicoke cluster where maintenance fee rates are actually published for every building — $0.74 to $1.01 per square foot. And there is a reason they read high: all four include hydro.
The four buildings
| Building | Address | Corp | Built | Floors / units | Fee rate |
|---|---|---|---|---|---|
| Humber Hill Towers | 15 La Rose Ave | YCC 106 | 1973 | 16 / 253 | $0.95 |
| Top of the Humber | 61 Richview Rd | YCC 117 | 1973 | 20 / 229 | $0.74 |
| The Sovereign | 95 La Rose Ave | MTCC 599 | 1983 | 13 / 102 | $1.01 |
| Humberview Heights | 40 Richview Rd | MTCC 658 | 1985 | 19 / 180 | $0.77 |
Note the corporation numbers: YCC 106 and YCC 117 for the two 1973 buildings, then MTCC 599 and MTCC 658 for the 1980s pair. The prefix change tracks the shift from York to Metropolitan Toronto registration, and the sequence is internally consistent with the dates — which, after the Consulate II problem I found on Markbrook Lane, is worth checking and worth saying.
The fee spread, and why comparing rates alone would mislead you
A 36% gap between $0.74 and $1.01 looks like a strong argument for one building over another. It mostly is not.
All four buildings include hydro in the maintenance fee. Three also include cable TV. That is unusual — most Etobicoke condominiums exclude hydro, and the owner pays it separately. So these rates are buying something the rates you are comparing them against do not buy.
The right comparison is fee plus your own utilities against fee plus your own utilities. A $0.74 rate that includes electricity may be cheaper in practice than a $0.60 rate that does not, depending entirely on how you live.
At three of the four, the second source publishes no valid inclusion list. For The Sovereign and Humberview Heights it renders the unpopulated default template — the string claiming nothing is included — which is an empty field, not data. For Humber Hill Towers and Top of the Humber it publishes no inclusion block at all. So the inclusion lists above rest on one source each.
Top of the Humber contradicts itself on parking. Its structured list includes parking in the fee; its own narrative text on the same page omits it while listing everything else identically. On a building where the fee is already carrying hydro and cable, whether it also carries parking is a material number.
The status certificate settles all of it — ten days from a written request, capped at $100 including HST under Ontario’s Condominium Act.
Thinking about buying or selling here?
I work this area every week and I will give you a straight answer, including when the answer is to wait. No pressure, and no drip campaign you cannot get out of.
Call or text 437-987-1925 Send me a message
Jatin Dua, Sales Representative — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
The bus is at the door. The subway is an hour away.
Routed 24 August 2026 on the OpenStreetMap pedestrian network with the OSRM walking profile, from each building’s own footprint.
| Building | Nearest bus stop | Nearest GO | Royal York subway |
|---|---|---|---|
| The Sovereign, 95 La Rose Ave | 10 m · 0.1 min | Weston · 37.6 min | 65.1 min |
| Humber Hill Towers, 15 La Rose Ave | 25 m · 0.3 min | Weston · 32.0 min | 69.0 min |
| Top of the Humber, 61 Richview Rd | 44 m · 0.6 min | Mount Dennis · 34.0 min | 62.9 min |
| Humberview Heights, 40 Richview Rd | 400 m · 5.3 min | Mount Dennis · 33.9 min | 66.8 min |
Ten metres. The Sovereign has the shortest measured walk to transit of any building I have written up anywhere in Etobicoke — the Timothy Court stop is effectively at the entrance. Humber Hill Towers at 25 metres and Top of the Humber at 44 are barely behind it.
The GO split is worth noting if you drive to a train: Weston serves the La Rose buildings, Mount Dennis serves the Richview buildings. Both are half-hour-plus walks, so neither is walkable in any meaningful sense, but the nearer station differs by street.
At Humberview Heights the crow-flies nearest stop, on Arcade Drive, is about 161 metres away but a 589-metre walk. I have quoted the honest 400-metre route to the Eglinton stop instead. The pedestrian network in this pocket does not follow the geometry.
What the buildings actually offer
Top of the Humber lists both an indoor and an outdoor pool — rare in any price band, and it is a 20-storey building of 229 units, so the cost is spread reasonably. Humberview Heights adds a hot tub, games room, gatehouse security, guest suites and a car wash beyond the standard list.
The Sovereign is the small one at 102 units and the most expensive per square foot to run. It also sells fastest — 24 days on average, the quickest in this group.
A caution on Humber Hill Towers: its published suite range is 1,245 to 1,320 square feet. A 75-square-foot span across 253 units is implausibly narrow and single-sourced. Measure the actual unit rather than trusting that range.
The value figures, and the two that are missing
- The Sovereign: −5.27% over twelve months, on 4 sales. Four is thin; publish it only with the number attached, as I have.
- Humberview Heights: −3% on 6 sales. Also thin, also directional.
- Humber Hill Towers and Top of the Humber: no value change published at all. The sources report 6 and 9 units sold in twelve months but print no percentage. I am not going to invent one from a price level.
And a warning about the price levels, because on these two buildings the sources disagree badly. Humber Hill Towers is published at $390 per square foot by one source and $462 by another. Top of the Humber at $406 and $521 — a 29% gap. Two databases cannot both be right about the same building on the same day, and neither figure is a fee or a value change in any case.
One thing to check before you buy on this street
All four of these buildings are condominiums, with registered corporation numbers confirmed by two independent sources each. But 151 La Rose Avenue, a short walk away, is a co-operative — a completely different form of ownership with different financing, different rules and, in that building, no pets, no rentals and an owner-occupancy requirement.
If you are shopping this corridor by address rather than by building, that distinction is the single most important thing to get right, and it is not obvious from a listing photograph. I have written that building up separately.
Thinking about this building?
Send me the unit number or the listing link. I’ll tell you what I actually know about the building, what I’d want to see in the status certificate, and whether the price makes sense against what has sold. No pitch, no obligation.
connect@jatindua.com · 437-987-1925 · Book a free consultation
Confidential. Reviewed personally and answered within 24 hours. I never share, sell or distribute your information.
Free tool — AI condo value estimator
Condo Valuation
What’s your condo
worth today?
Three quick steps. Condos don’t price like houses — your floor, your view, and whether you own parking move the number more than anything else. This weighs all of them.
Reading recent condo sales…
Estimated market value
—
$0–$0
Most likely $0 · about $0 per square foot
What moved the number
Starting from what comparable units in your area sell for, here’s what your specifics added or subtracted.
Market context
—
—
Two units, same floor plan,
$90,000 apart.
That happens constantly in condos — one has the parking, the right exposure, or a board that keeps the reserve fund healthy. A model can’t see your status certificate. I can.
Frequently asked questions
Why are the maintenance fees higher in these buildings?
Because all four include hydro in the fee, and three also include cable TV. Published rates run from $0.74 per square foot at Top of the Humber to $1.01 at The Sovereign. A rate that includes your electricity is not comparable to a rate that does not — and most Etobicoke buildings do not include it. Compare the total of fee plus your own utilities, not the rate.
Which of these four has the cheapest maintenance fee?
Top of the Humber at 61 Richview Road, at $0.74 per square foot, followed by Humberview Heights at $0.77, Humber Hill Towers at $0.95 and The Sovereign at $1.01. But read that with care: the published inclusion lists differ between buildings, and at three of the four the second source shows only an unpopulated default template rather than real data.
How far are these buildings from transit?
Very close to the bus, nowhere near a subway. The Sovereign measured 10 metres to the Timothy Court stop — the shortest walk to transit I have measured anywhere in Etobicoke. Humber Hill Towers is 25 metres and Top of the Humber 44 metres. Royal York subway, by contrast, is 62 to 69 minutes on foot for all four.
Which GO station serves these buildings?
It splits, and the split is worth knowing. Weston GO is nearer for Humber Hill Towers and The Sovereign on La Rose Avenue, at 32 and 38 minutes. Mount Dennis is nearer for Top of the Humber and Humberview Heights on Richview Road, at 34 minutes each. Both are half-hour-plus walks, so neither is a walk-to-GO feature — but if you are driving to a station, the choice differs by which street you are on.
Are these buildings co-operatives?
No source states co-op status for any of the four, and all four carry a registered condominium corporation number cross-confirmed by two independent sources. That is affirmative evidence of condominium tenure. It is a fair question in this corridor though — 151 La Rose Avenue, a few doors away, is a co-operative, and that changes financing entirely. I have written that building up separately.
What is the largest suite type here?
Top of the Humber publishes a range of 1,368 to 1,458 square feet across 229 units, and Humberview Heights runs 944 to 1,530. Humber Hill Towers is published as 1,245 to 1,320 square feet — but I would treat that with caution, because a 75-square-foot span across 253 units is implausibly narrow and comes from a single source.
Sources
- condos.ca — Humber Hill Towers, 15 La Rose Ave. Corporation number, registration date of 30 May 1973, 16 floors, 253 units, Kuhlmax Developments as developer, and the fee inclusion list. Accessed 24 August 2026.
- strata.ca — 15 La Rose Ave. The maintenance fee rate of $0.95 per square foot and the twelve-month sales count. Accessed 24 August 2026.
- condos.ca — Top of the Humber, 61 Richview Rd. Corporation number, registration date of 19 November 1973, 20 floors, 229 units, and the fee inclusion lists that disagree about parking. Accessed 24 August 2026.
- strata.ca — 95 La Rose Ave, The Sovereign. The maintenance fee rate of $1.01 per square foot, the twelve-month value change of minus 5.27 per cent on four sales, and United Lands Corporation as developer. Accessed 24 August 2026.
- strata.ca — 40 Richview Rd, Humberview Heights. The maintenance fee rate of $0.77 per square foot and the twelve-month value change of minus 3 per cent on six sales. Accessed 24 August 2026.
- GTA Condo — corporation records. Independent confirmation of the corporation numbers for all four buildings, and the amenity lists including the two pools at Top of the Humber. Accessed 24 August 2026.
- OSRM foot routing on the OpenStreetMap network. The routing engine and walking profile used for every distance and duration here, measured 24 August 2026. Accessed 24 August 2026.
- Ontario Condominium Act, 1998 — status certificates. The ten-day deadline and the $100 fee cap for a status certificate. Accessed 24 August 2026.
Thinking about buying or selling here?
I work this area every week and I will give you a straight answer, including when the answer is to wait. No pressure, and no drip campaign you cannot get out of.
Call or text 437-987-1925 Send me a message
Jatin Dua, Sales Representative — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Related reading
- 151 La Rose Avenue: the Etobicoke building that is not a condominium
- The Royal York Grand and The James Club
- Condo maintenance fees in Etobicoke: what they actually cover
- Etobicoke’s earliest condominiums: the 1970s Kipling and Silverstone towers
- The status certificate in Ontario, explained
About the author — Jatin Dua, Etobicoke real estate agent
I’m a licensed Realtor with RE/MAX Quantum Realty at 799 The Queensway in Etobicoke, a few minutes from every building on this page. I work with buyers, sellers and investors across Mimico, Humber Bay Shores, New Toronto, Long Branch, Alderwood and the Stonegate–Queensway corridor. I write these building guides the way I’d brief a client at my own kitchen table: what is documented, what isn’t, and where the published numbers disagree with each other.
Questions about a specific suite? connect@jatindua.com or 437-987-1925.