Bayview Sheppard Manors, 9 Greenbriar Rd: 24 Suites Off Bayview Village

Bayview Sheppard Manors is one of the smallest condominiums I know of in Bayview Village: 24 suites over three storeys on Greenbriar Road, a side street off Bayview. It suits a buyer who wants a house-street address and an elevator, and it is a building where your neighbours on the board decide almost everything. That cuts both ways. I’m Jatin Dua, RE/MAX Quantum Realty.

A 24-suite building on a residential street

Most condo buyers in this part of North York are choosing between towers of 300 or more suites. Bayview Sheppard Manors is the opposite: 24 suites, three storeys, on a street that is otherwise houses. You know your neighbours, the lobby is never busy, and move-in days do not tie up an elevator for a week.

A recent listing description calls it a quiet low-rise in concrete and stucco, with full wheelchair accessibility and an elevator that runs down to the parking level. That last point matters more than it sounds. Many small walk-up style buildings of this era have no elevator, and having one that reaches the garage makes this a realistic option for downsizers and anyone with mobility needs.

Condos.ca also lists a security system, visitor parking and permission for BBQs. Pet restrictions are listed, so read the declaration and rules before you assume a dog of any size is fine.

Condos.ca did not publish a suite-size range for this building, so ask for the floor plan and the measured size of any suite you look at rather than relying on a listing’s estimate. In a three-storey building, also ask which way the suite faces and whether it sits over the garage entrance or the elevator, because in a small building those details shape daily life.

A lean fee, and what it leaves out

Condos.ca lists only common elements, building insurance and water as included in the fee. Heat, hydro and air conditioning are not on that list, which in most buildings of this type means each suite has its own meter and its own equipment. Parking is not listed as included either, so ask whether the garage space carries a separate charge or is simply part of common elements.

That makes direct fee comparisons with nearby towers tricky. Many Bayview Village towers include heat and sometimes hydro, so their fees look higher on paper. Add your own utility bills back to this building before you compare.

A lean fee is not automatically a cheap one. With only 24 suites, every capital repair is split 24 ways. An elevator modernisation costs much the same in a 24-suite building as in a 200-suite one, but here only 24 owners pay for it.

Why the reserve fund matters more here

In a small corporation the reserve fund study is the most important document you will read. Look at the balance against the planned spending for the next ten years, and look specifically at the elevator, the roof, the garage membrane and the building envelope, because those are the big-ticket items for a building completed in 2000.

Read the board minutes for the last two years as well. With 24 owners, a handful of people do the work of the board, and the minutes will tell you whether decisions are being made calmly and on time. If anything in the status certificate or minutes concerns you, have a lawyer review it before your conditions expire.

Also check how many suites are rented. In a building this small, two or three investor-owned units noticeably change the mix, and that can affect how the building is run.

Living a street back from Bayview

The practical case for this address is Bayview Village around you without the tower density. A recent listing points out Bayview Village Shopping Centre, a Loblaws and Bayview station within walking distance, with Highways 401 and 404 nearby by car. Transit and walking details are in the panel on this page.

The other local asset is newer. The City of Toronto’s Ethennonnhawahstihnen’ Community Recreation Centre and Library, near Bayview and Sheppard, was completed in 2023 and officially opened in March 2024. The City describes a six-lane, 25-metre pool, a double gymnasium, an indoor track, a weight and cardio room and a library branch. For a building with no pool or gym of its own, that is a meaningful substitute.

Pricing in a building that rarely trades

With 24 suites, sales here are infrequent, and condos.ca did not publish a building price per square foot at the time of writing. There was one suite for sale, and I will not quote a single listing’s price.

The useful benchmarks are the recorded sales and leases in the panel on this page and comparable low-rise and townhouse product around Bayview Village. In a building this small, one unusual sale can move any average, so I would rather look at the specific comparables with you than lean on a single number. My building sold report is a good place to start.

When you look at the monthly cost, add utilities and any parking charge to the fee. That is the real number to compare with a tower where heat is included.

Think about resale too. A building that trades rarely gives you fewer comparables when you sell, and buyers and appraisers may lean on nearby towers or townhomes instead. That does not hurt a well-kept suite, but it does mean pricing it carefully matters more here than in a 400-suite tower with a dozen sales a year.

Building specifications

Amenities at Bayview Sheppard Manors

There is no pool, gym, party room or concierge here, and that is by design in a 24-suite building. You are paying for an elevator, a garage and a quiet street, and you would use the City’s recreation centre nearby for everything else.

Jatin’s honest take on Bayview Sheppard Manors

Bayview Sheppard Manors — frequently asked questions

Looking at Willowdale, Yonge & Sheppard, Bayview Village and North York Centre more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.