California Condos at 165 Legion Road North is a 30-storey, 372-suite building completed in 2013 by Camrost Felcorp, registered as TSCC-2289 and managed by Maple Ridge Community Management.
It sits near Park Lawn Road and The Queensway — inland of the Lake Shore, not on the water — which is the fact most buyers get wrong when they compare it to the Humber Bay waterfront towers. At thirteen years old it is also past the age where a building’s true operating costs are still hypothetical, which is a genuine advantage if you know how to read for it.
California Condos at a glance
| Field | Detail | Source |
|---|---|---|
| Address | 165 Legion Road North, Etobicoke | condos.ca, strata.ca |
| Storeys | 30 | condos.ca, strata.ca |
| Suites | 372 | condos.ca, strata.ca |
| Completed | 2013 | condos.ca, strata.ca |
| Developer | Camrost Felcorp | condos.ca, strata.ca |
| Property management | Maple Ridge Community Management | condos.ca |
| Condominium corporation | TSCC-2289 | condos.ca |
| Neighbourhood | Mimico, near Park Lawn Road and The Queensway | condos.ca, strata.ca |
The thirteen-year-old advantage
Buyers are trained to want new. In condominiums, new is often the riskier purchase, and I say that as someone who sells plenty of pre-construction.
A 2013 building has now been through its Tarion warranty periods, its first performance audit, at least two reserve fund studies and a full cycle of budget corrections. The developer’s optimistic first-year budget — the one that makes a new building’s fee look low on the listing — has long since been replaced by numbers based on what the building actually costs to run. You are buying a known quantity.
What you are buying instead is a mechanical schedule. Around years 15 to 25, buildings hit their first heavy capital cycle: garage membrane, elevator modernisation, boilers and chillers, window seals, corridor refurbishment. California Condos is approaching that window. That is not a reason to avoid it. It is a reason to read the reserve fund study rather than the amenity list.
In a building of this age, the single most valuable document is the reserve fund study inside the status certificate. You are looking for three things: whether the study is current, whether the funding plan is on schedule, and what major components are forecast in the next ten years. A building that is funding correctly and tells you a garage membrane is coming in 2031 is in far better shape than one with a low fee and a study nobody has updated. Your lawyer should read this. So should you.
Amenities — and one item I cannot confirm
Both databases agree on: concierge, gym, rooftop deck, and a pool. condos.ca additionally lists a dining room, outdoor patio, storage, on-site laundry and Beanfield fibre; strata.ca additionally lists bike storage and a tennis court.
The tennis court appears on only one of the two sources. A tennis court is an unusual amenity in a Toronto condo and a meaningful one if you would use it, so I am not going to assert it exists on a single source. If it matters to you, ask the property manager directly before you make an offer — it takes one phone call.
Location: Legion Road and the Park Lawn corner
165 Legion Road North is a short walk from Mimico Creek and Clockwork Park, with shopping at Westlake Village and the Rockwood plaza nearby. The closest transit stop is Manitoba Street at Legion Road.
The honest read on this location: it is convenient rather than charming. You are minutes from the Gardiner, minutes from a full grocery run, and a walk from real green space along the creek. You are not on a walkable retail main street, and you are not on the water. For a lot of buyers — particularly people who drive to work in Mississauga or the airport corridor — that trade is exactly right.
Market figures, with a hard caveat
These are point-in-time numbers I read on 23 August 2026. They describe a small sample of listings in one building on one day and they will go stale quickly. Do not price a purchase or a sale off them — ask me for current comparable sales instead.
| Figure | Value (23 Aug 2026) | Source |
|---|---|---|
| Average price per square foot | $806 | condos.ca |
| Average days on market | 34 | condos.ca / strata.ca |
| Maintenance fee rate | $0.91 per square foot | strata.ca |
| Suite size range | 361–1,298 sq ft (strata.ca) or 455–975 sq ft (condos.ca) — sources disagree | both |
That $0.91 per square foot fee rate is the highest of the five Mimico buildings I checked the same day. Whether that is expensive depends entirely on what it covers — which brings us to the part I will not guess at.
When I checked this building on 23 August 2026, the two large public condo databases — condos.ca and strata.ca — disagreed about what the monthly fee covers. That pattern held on most South Etobicoke buildings I checked, which tells me at least one of them is populating the field from individual MLS listings rather than from the corporation’s budget. Under my licence I’m not willing to publish a fee inclusion list I can’t stand behind. The only reliable source is the status certificate, which the corporation must provide within 10 days of a written request and a fee capped at $100 including HST under Ontario’s Condominium Act. Ask for it before you waive conditions, and have your lawyer read it.
Who this building suits
- Strong fit: a buyer who prefers a settled building with a documented operating history over a shiny new one; someone commuting west or to the airport by car; a buyer who wants Mimico proximity without the waterfront premium.
- Think harder: anyone comparing it on fee alone without reading what the fee covers; a buyer who specifically wants a lake view or waterfront walkability; anyone who cannot absorb a fee increase if the next reserve fund study calls for one.
The takeaway
California Condos is a solid, thirteen-year-old Camrost building in a convenient inland Mimico location, with an amenity set that is better than average and a fee rate at the top of its local peer group. The buying decision here rests almost entirely on one document: the reserve fund study. Get the status certificate, have a lawyer read it, and ask specifically what is scheduled in the next ten years. Everything else on this page is secondary to that.
Thinking about this building?
Send me the unit number or the listing link. I’ll tell you what I actually know about the building, what I’d want to see in the status certificate, and whether the price makes sense against what has sold. No pitch, no obligation.
connect@jatindua.com · 437-987-1925 · Book a free consultation
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Frequently asked questions
How old is California Condos at 165 Legion Road?
It was completed in 2013 by Camrost Felcorp, making it thirteen years old as of 2026. The condominium corporation is TSCC-2289.
How many units are in California Condos?
372 suites across 30 storeys, per both condos.ca and strata.ca.
Is California Condos on the waterfront?
No. It sits inland near Park Lawn Road and The Queensway, a walk from Mimico Creek but not on Lake Ontario. Humber Bay Shores, the waterfront tower cluster, is a separate sub-market to the southeast and carries a price premium over inland Mimico.
What are the maintenance fees at 165 Legion Road North?
strata.ca showed a rate of $0.91 per square foot when I read it on 23 August 2026 — the highest of the five Mimico buildings I checked that day. What the fee includes is a separate question, and the two public databases contradict each other on it, so I am not publishing an inclusion list. Get the status certificate.
Does California Condos have a tennis court?
strata.ca lists one; condos.ca does not. Because it appears on only one source, I would not rely on it. Call the property manager and confirm before it factors into your decision. Both sources do agree on a concierge, gym, rooftop deck and a pool.
Is a 2013 condo too old to buy?
No, and in several ways it is a lower-risk purchase than a brand-new building, because the operating budget reflects real costs rather than a developer’s first-year estimate. The trade-off is that buildings typically hit their first heavy capital cycle around years 15 to 25. Read the reserve fund study to see what is forecast and whether the funding plan is on schedule.
Sources
- condos.ca — California Condos, 165 Legion Rd N. Building profile: storeys, suite count, year built, developer, property management, corporation number, amenities and average price per square foot. Accessed 23 August 2026.
- strata.ca — 165 Legion Rd N, California Condos. Building profile: maintenance fee rate per square foot, suite size range, nearest transit stop and additional amenities. Accessed 23 August 2026.
- Condominium Act, 1998, S.O. 1998, c. 19 (Ontario). The statute governing status certificates, reserve fund studies, the 10-day delivery requirement and the prescribed maximum fee. Accessed 23 August 2026.
- Condominium Authority of Ontario — reserve funds. Ontario’s condominium regulator, including guidance on reserve fund studies and owner rights to corporation records. Accessed 23 August 2026.
Related reading
- The lake premium: waterfront vs inland in Etobicoke
- Older vs new condos in Humber Bay Shores
- What a status certificate tells you about an Ontario condo
- Living at Riva Del Lago, 110 Marine Parade Drive
- Humber Bay Shores condo buildings — the complete guide
About the author — Jatin Dua, Etobicoke real estate agent
I’m a licensed Realtor with RE/MAX Quantum Realty at 799 The Queensway in Etobicoke, a few minutes from every building on this page. I work with buyers, sellers and investors across Mimico, Humber Bay Shores, New Toronto, Long Branch, Alderwood and the Stonegate–Queensway corridor. I write these building guides the way I’d brief a client at my own kitchen table: what is documented, what isn’t, and where the published numbers disagree with each other.
Questions about a specific suite? connect@jatindua.com or 437-987-1925.