2366 Queen St E Townhouses: Nine 1980 Homes at the East End of the Beach

2366 Queen Street East is the kind of place most buyers drive past without noticing: nine townhouses, registered in 1980, near the point where Queen Street East runs out at Victoria Park. It gives you a condominium price at an address most people associate with Beach houses. With only nine owners and a 46-year-old complex, the paperwork matters more here than almost anywhere else. I’m Jatin Dua, RE/MAX Quantum Realty.

Which neighbourhood is it really in?

Condos.ca groups this complex with Birchcliffe-Cliffside in Scarborough. But Victoria Park Avenue is the old boundary between Toronto and Scarborough, and the R.C. Harris Water Treatment Plant, at 2701 Queen Street East, sits at the foot of Victoria Park. An address in the 2300 block is therefore west of that line, on the Beach side.

This matters for more than bragging rights. Listings, search filters and comparable sales can be sorted into different neighbourhoods depending on the source. If you are pricing a home here, pull comparables from both the eastern Beach and Birch Cliff, and do not rely on one site’s neighbourhood label.

The corporation number tells you its age. YCC-515 was registered in April 1980, so this complex has been through more than four decades of owners, boards and repair cycles. That history is an asset if it is well documented and a warning sign if it is not.

Nine owners, one roof budget

Nine homes is about as small as a condominium gets. Every shared cost, from roofs and windows to paving, snow clearing and insurance, is divided nine ways. A repair that would barely register in a tower can mean a large special contribution from each owner here.

That is not a reason to avoid it. Small, older complexes are often run carefully by owners who have lived there for years. But you need to see the evidence: the reserve fund study, the last two years of budgets and board minutes, and the status certificate. Ask when the roofs, windows and exterior doors were last replaced, and what the study expects next.

Condos.ca does not name a property manager. Some small corporations manage themselves, with owners handling the books and hiring contractors. Ask who keeps the records, who carries the insurance and who you would call about a leak.

Insurance deserves its own question. The corporation’s policy covers the buildings, and you need your own policy for contents, improvements and liability. Ask what deductible the corporation carries, because owners are often charged it when a claim starts in their home, and in a complex this small the deductible can be large relative to the budget.

A 1980 townhouse: what that means inside

Homes from this era were built before modern energy codes. Expect original or second-generation windows unless they have been replaced, and check the insulation, furnace and air conditioning age in the specific home you are looking at.

Older condominium townhouses also tend to have simpler declarations. Read yours to see who is responsible for the roof, windows, doors, decks and any private yard. In some complexes the owner looks after more than you would expect, and that changes the real cost of ownership.

Electrical and plumbing are worth a home inspection, even in a condominium. A 46-year-old home can have had several owners and several renovations, and the quality of those renovations varies. Ask for permits on any major work.

Parking is the other practical question. Condos.ca does not list a garage or visitor parking for this complex, so confirm what comes with the home you are buying, whether it is a driveway, a garage or nothing at all, and what the rules say about visitor parking.

The east end of Queen Street

This is the quieter, eastern end of Queen Street East, where the street winds down toward the R.C. Harris plant, an Art Deco landmark opened in 1941 and designated under the Ontario Heritage Act. Its grounds are open to the public and sit on the lakeshore.

Living here gives you a Beach-area address away from the busiest blocks of the strip. The panel on this page lists the nearest transit, schools, shops and parks, so use it to judge the commute and the daily errands. If you are buying for the long term, also check the City’s development applications for this stretch of Queen Street, since low-rise blocks near the lake attract proposals.

What 2366 Queen St E costs

Nine homes means very few sales. When I checked, there was a single home for sale and none for lease, which is not enough to quote a range without pointing to one owner’s listing, so I won’t.

Condos.ca does not publish a fee inclusion list for this corporation. Ask what the fee covers and what it does not, because in older townhouse complexes the split between owner and corporation varies widely. A fee that looks high may include water or exterior maintenance that a lower fee elsewhere does not.

In a complex this small and this old, condition does most of the pricing. An updated kitchen and bathrooms, newer windows and a recent furnace can separate two otherwise identical homes by a wide margin, so compare like with like and price the work a home still needs. Do not assume the last sale here is a fair guide to the next one.

The fair comparisons are freehold houses in the eastern Beach and Birch Cliff, which will cost more, and other small condominium townhouse complexes along Queen and Kingston Road. Use the panel for the recent sales record, or ask me for a building sold report before you offer.

Building specifications

Jatin’s honest take on 2366 Queen St E Townhouses

2366 Queen St E Townhouses — frequently asked questions

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