3686 St. Clair E. Townhomes: 16 New Urban Towns in Cliffcrest

3686 St. Clair E. is a rare thing in this part of Scarborough: a brand-new condominium so small that you will know every neighbour by name. Format Group built 16 urban townhomes here in 2023, and they give you new construction at a lower entry price than a freehold house in the Bluffs neighbourhoods. The size is the selling point and the risk at the same time. I’m Jatin Dua, RE/MAX Quantum Realty.

A boutique block on a residential corner

This is one building on a single corner lot at St Clair Avenue East and Vivian Road, rather than a sprawling complex. Format Group brought in a full team for a project this size: STUDIOWI as architect, Schollen & Company for the landscape and Bousfields on planning.

The building is three storeys and about 12.9 metres tall, so it sits close to the scale of the houses around it. That is the appeal for many buyers. You get a new home without moving into a tower, and the street still feels like a neighbourhood.

Sources do not agree on the exact count. Condos.ca and the developer’s listing page say 16 homes, while UrbanToronto’s database lists 17 units and also tags the project with a retail category. Ask for the declaration, which sets out the actual number of units and any non-residential space, before you firm up.

Layouts: one-bedroom-plus-den to three bedrooms

Format Group offered one-bedroom-plus-den, two-bedroom and three-bedroom plans, and condos.ca puts the range at about 780 to 1,245 sq ft. That is larger than most new condo apartments, and smaller than a typical older Scarborough townhouse.

Urban townhomes like these are usually split across levels, so think about how you will live on stairs. A three-bedroom of 1,200 sq ft spread over floors feels different from a 1,200 sq ft apartment on one level. Check where the laundry, the main bathroom and the bedrooms sit relative to each other.

Condos.ca lists storage among the features. Confirm whether your home has a locker or storage area assigned to it, and whether parking is included, because in new townhome projects both are often sold separately and the parking count can be limited.

UrbanToronto lists My Design Studio among the project’s consultants, a firm builders use to run buyers’ finish selections. That suggests the original buyers chose from a menu of finishes, so two otherwise identical homes may have different flooring, cabinets and counters. Compare finishes, not just square footage, when you look at resales.

Why 16 units changes the maths

In a 400-suite tower, a $200,000 roof or paving project is spread over hundreds of owners. Here it is spread over 16. Every major repair lands harder on each owner, and the reserve fund has to be built carefully from the start to avoid big jumps in the fee later.

The good news is that everything is new. Under Ontario’s Condominium Act, a new corporation must commission a performance audit of the common elements in its first year and a first reserve fund study. Ask to see both, along with any Tarion warranty claims the board has filed, since the common-element warranty runs from the November 2023 registration date.

Insurance is another line to read closely. The corporation’s policy covers the building, and owners need their own coverage for contents, improvements and liability. Ask what deductible the corporation carries, since in many condominiums an owner is charged it when a claim starts in their unit, and in a 16-home building one water leak can reach several neighbours.

A small board also means a small pool of volunteers. Ask how often the board meets, how many owners live in their homes, and how Melbourne Property Management handles day-to-day issues. In a building this size, two or three engaged owners can make a big difference.

Living in Cliffcrest

Cliffcrest is one of the Scarborough Bluffs neighbourhoods, a largely residential part of the city with the bluffs and the lakefront to the south. Buyers come here for quieter streets and access to the waterfront parks rather than for a busy main street at the door.

That makes this building a good fit for someone who wants the neighbourhood but cannot stretch to a freehold house in it. It also adds a small amount of new housing to an area that sees few new condominiums. The panel on this page lists the nearest transit, schools, shops and parks, so use it to judge the daily commute and errands.

What 3686 St. Clair E. costs

With only 16 homes, this building has very little trading history. When I checked, there was a single home for sale and none for lease, which is not enough to quote a range without identifying one owner’s listing.

The fair comparisons are freehold houses in Cliffcrest on one side and older condominium townhouses in Scarborough on the other. A new townhome should cost less than a detached house nearby and more per square foot than a 1990s townhouse complex that needs a roof. Where it lands between the two tells you whether the price is fair.

Because every home here is new and finished to a similar standard, the differences between sales will come down to size, layout, exposure and whether parking comes with the unit. A home with a parking space can be worth a meaningful amount more than one without, so compare like with like.

Fee inclusions are not published on condos.ca for this building, so ask what the fee covers. In most townhome condominiums, the corporation looks after the exterior, landscaping and snow clearing, while owners pay their own utilities. Use the panel for recent sales, or ask me for a building sold report before you offer.

Building specifications

Amenities at 3686 St. Clair E.

There is no gym, pool or concierge here, which is normal for a 16-home building and helps keep the fee down. Condos.ca also lists laundry facilities and a dining room, which is unusual for townhomes, so confirm what common spaces actually exist.

Jatin’s honest take on 3686 St. Clair E.

3686 St. Clair E. — frequently asked questions

Looking at Scarborough Bluffs, West Hill, Guildwood, Woburn, Malvern and Rouge more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.