Helliwell Place, 980 Broadview Ave: Big 1973 Suites on the Don Valley

Helliwell Place is the building I show people who want the space of a house, the views of a penthouse and a Danforth address, and who do not need anything to be new. Every suite is a two- or three-bedroom, the tower stands on the edge of the Don Valley, and the fee covers almost every bill. It is also more than 50 years old, which is the whole story of how you should buy here. I’m Jatin Dua, RE/MAX Quantum Realty.

One of the early condos, and a name with Don Valley roots

The corporation number tells you how early this building was. YCC-104 was registered in March 1973, only a few years after Ontario’s first condominium legislation, when the form of ownership was still new. The suite sizes suggest it was planned for owner-occupiers from the start, and that is still who lives here.

You will see the building spelled two ways. Condos.ca lists it as Helliwell Place but names the builder Halliwell Terrace, and some listings use Halliwell for the building too. Search both spellings when you research past sales or documents.

The Helliwell spelling has a long local history. In the early 1820s the Helliwell family, immigrants from Todmorden in Yorkshire, set up a brewery and distillery on the Don River north of York, and the mill settlement there took the Todmorden name. The restored Todmorden Mills site is down in the valley north of this building today. I could not confirm that the building was named for the family, so treat that as local history rather than fact about the tower.

Two- and three-bedrooms only

According to the condos.ca building notes, the suite mix here is limited to two- and three-bedroom plans, and the listed size range is roughly 1,041 to 1,159 square feet. That figure comes from recent listings rather than the original plans, so expect some suites to fall outside it. Either way, there are no studios and no small one-bedrooms in this building.

That has two effects. First, it keeps the building mostly owner-occupied, and condos.ca describes the resident base as largely older and long-term. Second, it means the buyer pool is downsizers and families rather than investors, so resale timing depends on that smaller group.

Older suites of this size often have separate dining rooms, real hallways and closets that newer plans have given up. They also often have original kitchens and bathrooms. Budget for renovation unless the suite has already been done, and ask the corporation what its rules are for renovation work, flooring and noise.

The view and the location

This is a 23-storey tower at the top of the Don Valley slope, so many suites look out over the treetops of the valley. That is the feature people remember after a showing. In a neighbourhood made up mostly of houses and low-rise buildings, there is very little that matches this height and outlook.

On the ground, you are on Broadview north of the Danforth, so the Danforth’s restaurants, groceries and the subway are a walk south, and the valley trails and Todmorden Mills are close by to the north. The data panel on this page shows the exact transit, school and park details.

Broadview is a busy street, and suite orientation matters. Valley-facing suites trade on the view, while suites facing the street or the houses to the east are usually quieter in a different way. Visit at rush hour before you decide, and stand on the balcony if the suite has one. Ten minutes there will tell you more than any listing photo about noise, wind and the view you are actually paying for.

What a 1973 building asks of its owners

A building this old has already been through at least one cycle of major repairs, and it will go through more. Windows, balcony slabs and railings, the roof, elevators, the garage, plumbing risers and the electrical service are the big items in towers from the early 1970s.

None of that is a reason to walk away. A well-run older corporation that has kept its reserve fund healthy can be a safer buy than a new building whose problems have not shown up yet. But it is the single most important thing to check, and the documents will tell you clearly which kind of corporation you are buying into.

Condos.ca lists hydro and cable TV in the fee. Bundled hydro usually means a bulk meter, and some older corporations eventually move to suite meters. Ask whether the board has discussed it, because it would lower the fee and move a new bill onto you.

Price per square foot, and the all-in monthly cost

Condos.ca shows an average of about $703 per square foot for Helliwell Place. For a 1973 building that is a strong figure, and it reflects the location near the Danforth, the size of the suites and the views. Larger suites usually trade for less per square foot than small ones, so this building is holding its value well.

There were no active listings when I prepared this review. That is common for a building with this owner profile. My building sold report shows recent aggregate results.

When you compare the fee with a newer building, add back hydro, heat, air conditioning, water and cable. Then look at the reserve fund. A higher fee that is fully funding future repairs can be better value than a lower fee that is not.

Building specifications

Amenities at Helliwell Place

A concierge, a security guard, a sauna, a party room and an outdoor patio make up the package. For the residents this building attracts, a staffed front desk is the amenity that matters most, and condos.ca lists pets as permitted, though you should check the rules.

Jatin’s honest take on Helliwell Place

Helliwell Place — frequently asked questions

Looking at Leslieville, Riverdale, the Beaches, Danforth and Leaside more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.