2028 Martin Grove Townhouses: A 16-Home, Self-Managed Corporation

Sixteen homes, no property management company, and a corporation that has been running itself since 1976. That is the short description of the townhouses at 2028 to 2058 Martin Grove Road, and it is the first thing I explain to anyone who books a showing here. For the right buyer it is a real advantage. For the wrong one it is a headache. I’m Jatin Dua, RE/MAX Quantum Realty.

What self-managed actually means here

Condos.ca lists this corporation as self-managed. In practice, that usually means the elected board handles the work a management company would otherwise do: collecting fees, hiring contractors, keeping the books, arranging insurance and preparing the paperwork a buyer needs, such as the status certificate.

Self-management can save money. There is no management fee in the budget, and in a complex of 16 homes that fee would be shared by very few owners. Boards that run their own corporation also tend to know every roof, fence and drain on the site personally.

The risk is continuity. Everything depends on a small group of volunteers, and if the people who know the records move away, that knowledge can leave with them. Before you buy, ask who prepares the financial statements, whether there is an outside auditor, who handles emergencies at night and on weekends, and how quickly the corporation can produce a status certificate. The answers tell you how well the system works.

Sixteen owners share every bill

A 16-home corporation is one of the smallest you will find in Toronto. Each owner carries roughly one-sixteenth of every shared cost, so a new roof cycle, a paving job or a major repair to the parking garage is felt directly in each household’s budget.

That is why the reserve fund study matters more here than in a large complex. Read when the last full study was done, what it says about the roofs, windows, paving and parking garage, and whether the corporation has actually been contributing what the study recommended. If contributions have fallen behind, a fee increase or a special assessment becomes much more likely.

The positive side of a small corporation is that you can actually influence it. One engaged owner can make a real difference on a board this size, and owners who want a say in how their complex is run often prefer that.

Parking, outdoor space and what the fee covers

Condos.ca lists a parking garage and visitor parking. Ask whether that means a shared parking structure or individual garages attached to the homes, how many spaces come with each unit, and whether the space is owned, exclusive-use or assigned. Visitor parking on a busy road like Martin Grove is worth having.

Fee inclusions are not published for this complex. In 1970s townhouse condominiums, heat and hydro are usually separately metered and paid by the owner, and water varies from one complex to another. Ask for the budget and the fee schedule rather than assuming.

Ask, too, what the declaration makes the owner responsible for. In some older corporations, owners replace their own windows, doors and decks; in others, the corporation does it on a schedule. In a self-managed complex, get that answer in writing from the board.

Inside the home, treat it as you would a 50-year-old house. Ask the age of the furnace, the air conditioner, the water heater and the windows, look at the electrical panel, and check any basement or lower level for signs of past water. Owners in older complexes have often renovated unevenly, so two homes that look identical from the street can be very different inside.

Martin Grove and Albion: an old crossroads with new transit

The intersection of Albion Road and Martin Grove Road was the site of the village of Smithfield, established as a postal village in 1870 to serve a farming district. The area urbanized after the Second World War as part of the Rexdale build-out, and complexes like this one date from the end of that wave.

Line 6 Finch West opened on 7 December 2025, with stops at Martin Grove and at Albion on Finch Avenue West. Past the Martin Grove stop the line runs along the north side of the Albion Centre shopping mall, the main shopping centre in this part of Etobicoke. The data panel on this page shows the walking distance to each stop.

Martin Grove itself is a busy arterial road. Homes that face it will hear traffic, so check where in the complex a particular unit sits and visit at rush hour before you decide.

Pricing with almost no comparables

There were no homes listed for sale or lease here at the time of writing, and condos.ca does not publish a building price per square foot. With only 16 homes, there may be a year or more between sales, so a building average would not mean much even if one existed.

Start with the recorded sales in the data panel on this page, then compare with other 1960s and 1970s condominium townhouses in Rexdale and north Etobicoke, adjusting for size, basement, parking and the condition of the home. Fee levels also need adjusting, because a self-managed corporation with no management contract can carry a lower fee for reasons that have nothing to do with the building’s condition.

Finally, compare with freehold houses nearby. Townhouses in small older corporations sometimes sit closer in price to freehold homes than buyers expect, and when the gap is narrow the freehold is often the better long-term buy. I can run both sets of numbers for you through my building sold report.

Building specifications

Amenities at 2028 Martin Grove Townhouses

The amenity list is parking and visitor parking, and that is appropriate for 16 homes. A complex this small cannot carry the cost of shared facilities, so your fee goes toward the roofs, grounds and parking rather than a gym you might never use.

Jatin’s honest take on 2028 Martin Grove Townhouses

2028 Martin Grove Townhouses — 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.