Carriage House II, 99 Blackwell Ave: Lowest Fees of Bradsil’s Malvern Trio

Carriage House II at 99 Blackwell Avenue is the one I check first when a buyer is choosing among the three Bradsil towers by Malvern Town Centre. It is a 13-storey, 166-suite building from 1984 with an indoor pool, a squash court and a fee that covers hydro, heat, water and parking. On its current listings, that fee is the lowest per square foot of the three. I’m Jatin Dua, RE/MAX Quantum Realty.

The second Carriage House, eight months later

Bradsil registered Carriage House at 10 Tapscott Road in April 1984 and this building, Carriage House II, in December of the same year. The two towers sit almost side by side, a short walk from Malvern Town Centre. A third Bradsil building, 15 Sewells Road, followed in 1989 and is listed by REW as Carriage House III.

From the street, the first two read as a pair: same height, same era, similar suite counts. But they are separate corporations with separate boards, managers and reserve funds. Carriage House is run by Shiu Pong Management, and condos.ca lists Mareka Property Management here. Forty years of separate decisions are what make one building cheaper to own than the other.

At 166 suites over 13 floors, Carriage House II has about a dozen suites per floor, a comfortable size for spreading costs without losing the sense of a building where neighbours recognise each other.

Smaller suites at the bottom end

Suites here run from about 512 to 937 sq ft. The bottom of that range is smaller than anything at 10 Tapscott, which starts in the high 600s, so this is the building to look at if you want a compact one-bedroom at the lowest possible entry price.

At the top of the range, two-bedrooms run past 900 sq ft. That is still more space than most new Toronto two-bedrooms offer, and in a building of this age you usually get it in a squarer, easier-to-furnish shape.

Compare a compact suite here with a new studio of a similar size and the trade-off is clear. The new suite gives you modern finishes, in-suite technology and a newer building envelope. This one gives you a separate bedroom wall, an older but more inclusive fee, and a far lower price. For a first-time buyer, that lower price can be the difference between owning and renting.

Why the fee here is the lowest of the three

Condos.ca lists the same core inclusions as Carriage House next door: air conditioning, common elements, heat, hydro, building insurance, parking and water. When I checked, the two suites for sale carried fees of $669 to $723 a month, about $0.77 per square foot.

That compares with about $0.86 at Carriage House and about $1.22 at 15 Sewells Road. Part of the gap may be staffing: condos.ca lists a security guard at both of the other buildings but only a security system here. That is a real cost saving, and whether it is a good trade depends on how much you value a person at the desk.

A low fee is only good news if the reserve fund is properly funded. The cheapest building to own this year can become the most expensive if the board has kept fees low by deferring repairs. Read the reserve fund study and compare its contribution schedule with what the corporation is actually collecting.

Also remember that with hydro bundled, every owner shares the building’s electricity bill. Heavy users and light users pay the same fee for the same size of suite. If you run little in the way of appliances and air conditioning, you are subsidising your neighbours a little; if you work from home all day with the air on, the arrangement works in your favour.

Living by Malvern Town Centre

Blackwell Avenue is a short side street by Malvern Town Centre, which handles groceries and daily errands. The surrounding area is family-oriented, with townhouse complexes, schools, parks and community services rather than nightlife. The data panel on this page shows transit, school and park details.

The City of Toronto’s planned Eglinton East LRT, part of its Scarborough East Rapid Transit project, would end at a Malvern Town Centre stop just north of Tapscott Road. Early design is complete, but the line has no funding, and in April 2026 the province said it was not a priority. If it arrives, it helps every owner here; I would not pay extra for it today.

What Carriage House II costs

Condos.ca puts the building average at about $455 per square foot, the highest of the three Bradsil towers: Carriage House sits at about $408 and 15 Sewells Road at about $365. That ranking is the mirror image of their fees, which is what you would expect when buyers price in the monthly cost.

When I checked, two suites were for sale, asking $419,900 to $438,800, with none for lease. Those are asking prices, not sale prices.

Smaller suites also push the per-square-foot average up, because compact suites always sell for more per foot. So part of the premium over Carriage House is suite mix, not just the fee. If you want to see what has actually sold here, use my building sold report.

Building specifications

Amenities at Carriage House II

An indoor pool, sauna and squash court make this one of the better-equipped buildings in Malvern at this price, and the squash court is something even most new towers do not have. Pools and courts are costly to maintain, so check their condition, when they were last refurbished and their line in the reserve fund study. Condos.ca shows only part of the list, so ask management for the rest.

Jatin’s honest take on Carriage House II

Carriage House II — 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.