125 Palmdale Drive Townhouses: 79 Homes off Sheppard and Warden

125 Palmdale Drive Townhouses is a 79-home condominium townhouse complex from 1972, numbered 1 to 161 along Palmdale Drive near Sheppard and Warden. It shares the street with condominium apartment towers, which makes it a useful comparison: here you get stairs and your own front door rather than an elevator and a corridor. The one thing I could not pin down is who manages it, and that is the first question I would ask. I’m Jatin Dua, RE/MAX Quantum Realty.

Who runs YCC-68?

Condos.ca does not name a property manager for this complex, and I could not confirm one from other sources. That is not a red flag on its own; listings data is often incomplete for older townhouse corporations. But it is the first thing to settle, because the manager is who you will deal with for repairs, fees and approvals.

The status certificate will name the manager and the corporation’s address for service. Ontario’s condominium corporations also file returns with the Condominium Authority of Ontario, whose online condo registry is a good place to check the corporation’s current contact details before you make an offer.

Once you know who manages it, ask how long they have been in place. A long, stable relationship usually shows up in organised records, and in a 1972 corporation the records are what you are really buying.

Townhouses on a street of towers

Palmdale Drive also has condominium apartment buildings, including 270 Palmdale Drive and the condominium at 160 and 242 Palmdale Drive. If you are shopping the street, you are effectively choosing between two ways of living at the same address.

A tower gives you an elevator, a single floor and usually more shared amenities. A townhouse here gives you several levels, ground-level access and no shared corridors, but also more of the upkeep on your own side of the ledger. Neither is better; they suit different households.

The fees are built differently too. Apartment fees pay for elevators, corridors, lobby staff and central mechanical plant, while a townhouse fee is weighted toward roofs, windows, paving and grounds. Compare total monthly cost, including hydro and gas, rather than the fee alone.

What a 1972 complex has to fund

At 54 years old, this complex is likely on at least its second round of roof replacements, and windows, doors and paving may have been replaced more than once. The reserve fund study tells you which items are done and which are coming, and whether the fund can pay for them without a special assessment.

With 79 homes, the corporation is a mid-sized townhouse complex. That spreads big bills across more owners than a 40-home site, but the oldest components, such as underground water and sewer lines, can still be expensive. Ask whether any of them have been inspected or replaced.

Condos.ca does not list parking details for this complex either, so confirm where each home parks, whether it has a garage, and where visitors are expected to go. Ask about the corporation’s rules on renovations as well, since many older corporations require approval for changes to windows, doors and exteriors.

I could not find published floor plans or a size range for the complex, so compare homes room by room. Check the basement finish and for any sign of past water, and get a home inspection that covers the electrical panel and wiring, the furnace and air conditioner, and the plumbing.

Daily life near Sheppard and Warden

Tam O’Shanter–Sullivan takes its name from two places: the Tam O’Shanter Golf Course and O’Sullivan’s Corners, a 19th-century crossroads at Victoria Park and Sheppard. Warden Avenue is roughly the line between the Sullivan side to the west and Tam O’Shanter to the east.

The Sullivan side’s first subdivision, Town and Country, was laid out between Victoria Park, Sheppard, Pharmacy and what is now Highway 401, and a post office returned to the area in 1956 as new homes arrived. This complex came about 15 years later, when condominium townhouses became the next step in housing the growing suburb.

Highway 401 forms the neighbourhood’s southern edge, which is useful if you drive to work across the city. For shopping, Agincourt Mall to the east at Sheppard and Kennedy and Bridlewood Mall to the north at Finch and Warden are the two larger centres serving this part of Scarborough.

Agincourt Mall began a redevelopment process in 2018 and has been described as one of the largest active residential applications in Toronto. Over time that should bring more housing and retail to Sheppard, and more construction while it happens. The panel on this page covers transit, schools and parks from this address.

What 125 Palmdale Drive Townhouses costs

There were no active listings here when I checked, and condos.ca does not publish a square-foot average or fee range for this complex. That means you will have to build the picture from recorded sales.

With 79 homes, the complex should produce enough sales over two or three years to compare. Use those, plus other 1970s townhouse complexes near Sheppard and Warden, adjusted for size, basement finish and condition. The panel on this page shows recorded sale figures, and I can prepare a building sold report.

Compare against the apartment towers on Palmdale with care. Per square foot, an older townhouse and a condo apartment are priced on different terms, so focus on what the monthly cost and the space actually give you.

Add the costs outside the fee as well: hydro, gas, insurance for your own unit, and any furnace or air conditioner the declaration makes yours. Ask the seller for a year of utility bills.

Building specifications

Jatin’s honest take on 125 Palmdale Drive Townhouses

125 Palmdale Drive Townhouses — frequently asked questions

Looking at Agincourt, L’Amoreaux, Milliken, Dorset Park and Wexford in Scarborough more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.