1135 Logan Ave Condos: Big 1975 Suites in Old East York, Hydro Included

1135 Logan Avenue is what Toronto condos looked like before the shoebox era. It is a 1975 ten-storey building in Old East York with only 54 suites, nearly all of them over 1,000 square feet, and a fee that pays your heat and hydro. It is also 50 years old, and that is the part you have to price in. I’m Jatin Dua, RE/MAX Quantum Realty.

A 1975 building with 1975 suite sizes

Condos.ca shows suites from about 1,068 to 1,175 square feet. That is a narrow range, which tells you the building was designed around a few similar family-sized plans rather than a mix of studios and one-bedrooms. Most new two-bedroom suites in the east end are much smaller.

With 54 suites over ten storeys, there are only a handful of suites per floor. That means short hallways, fewer neighbours sharing your elevator and, in most suites, more than one exposure. Many older buildings of this era were laid out with separate kitchens and dining rooms, so expect rooms rather than open-plan space unless a past owner has renovated.

The size data is not perfectly consistent. Condos.ca’s building range starts at about 1,068 square feet, but a suite listed while I was researching was marketed in the 900 to 999 square foot band. Older buildings often have measurements that differ between sources, so ask for the floor plan and measure the rooms yourself rather than relying on a listed number.

The registration date is early: YCC-192 was registered in February 1975, under the old York Condominium Corporation numbering. That makes it one of the older condominium corporations in the east end, from the first decade of condominium ownership in Ontario.

Heat and hydro in the fee, and why that cuts both ways

Condos.ca lists common elements, heat, hydro and water as included. Having hydro bundled is now rare. It makes monthly costs predictable and means the fee is doing more work than it would at a newer building, so compare total monthly costs, not fees alone.

The other side is that all 54 suites share one utility bill. In a 1975 building, the heating and cooling plant, windows and insulation are a big part of that bill. Ask what the corporation spends on utilities each year and whether it has done any energy work, such as new boilers, windows or lighting.

Two items are not on the inclusion list: building insurance and parking. Building insurance is almost always a common expense, so this may be a gap in the listing data rather than a real exclusion. Confirm both in the status certificate before you compare the fee with anything else.

Parking matters here because the building lists a garage, but a space is not shown as part of the fee. Ask whether the suite has a space, whether it is owned, leased from the corporation or assigned, and whether a locker comes with it. In a building this age, storage arrangements can be informal, and you want them in writing.

What a 50-year-old building needs

This is the most important section of this review. A building from 1975 has been through at least one full cycle of major repairs, and probably more. Windows, balcony slabs and railings, the garage, roofing, elevators, plumbing risers and electrical systems all have finite lives, and how well each was handled decides what you inherit.

Read the reserve fund study and look at what has been done in the last ten years and what is planned for the next ten. Ask whether any special assessment has been discussed, and read the board minutes for the last two years. In a 54-suite building, a large repair is shared by relatively few owners.

The amenity list includes a sauna, a party room, a parking garage and a security system, and condos.ca lists a pet restriction. No property manager is listed, so ask who runs the building day to day. Some small, older corporations are self-managed, which can work well or badly depending on the volunteers.

Logan Avenue in Old East York

This part of East York is quiet and residential, mostly pre-war houses on an urban street grid, with Pape Village and the Danforth to the south. It feels more like a neighbourhood than a condo district, and that is the appeal for buyers moving out of a rental or downsizing from a house nearby.

Next door, 1145 Logan Avenue is a 1976 building of 12 storeys and 34 suites with much smaller suites, roughly 604 to 730 square feet. The two are often confused. The data panel on this page covers transit, schools and parks.

Pricing and fees

Condos.ca puts the building average at about $395 per square foot. That is among the lowest figures I see for the east end, and it is well below 1145 Logan next door at about $705. Some of that gap is real, since large older suites always trade at less per square foot than small ones, and the market discounts age and expected repairs.

Some of it may be data. With 54 suites and only a few sales a year, one or two trades can move the average a lot. At $395, a 1,068 to 1,175 square foot suite would work out to roughly $420,000 to $465,000, and I would want to see recent comparable sales before relying on that figure.

Only one suite was for sale when I checked, so I cannot quote a current range. Fees in a building like this are higher in dollars than a newer condo, because they carry heat, hydro and decades of reserve fund needs. For a proper read of what has actually sold here, ask me for a building sold report.

Building specifications

Amenities at 1135 Logan Avenue Condos

A sauna and a party room are typical of 1970s buildings. They are modest, but they are useful, and they do not carry the cost of a pool or a large fitness centre. Ask when each was last updated, since original 1970s facilities are often due for renovation.

Jatin’s honest take on 1135 Logan Avenue Condos

1135 Logan Avenue Condos — frequently asked questions

Looking at Leslieville, Riverdale, the Beaches, Danforth and Leaside more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.