Hillside at York Mills II, 28 William Carson Cres: Big Suites, Low Rise

Hillside at York Mills II is a building I show to downsizers who are leaving a house in North York and do not want a tower. It is eight storeys, it has suites well over 1,500 square feet, and its fee covers heat, hydro and air conditioning. It is also more than 20 years old, and the larger the suite, the more that age matters to your budget. I’m Jatin Dua, RE/MAX Quantum Realty.

Part of a three-building mid-rise enclave

William Carson Crescent is home to a small group of mid-rise condominiums that share the Hillside name. Listing sites record Hillside at York Mills at 18 William Carson, this building at 28 as the second phase, and Hillside Ravines at 38. Each has its own corporation; Hillside Ravines, for example, was completed in 2006 as TSCC-1758. Do not assume amenities, rules or fees carry across from one building to the next.

At eight storeys and 184 suites, the second phase is a long, low building rather than a tower. That shape is the point. Floors have more suites spread horizontally, elevator trips are short, and the building feels closer to a large apartment house than to the 30- and 40-storey towers further up Yonge.

I could not confirm the developer or the architect from a reliable published source; condos.ca does not name a developer either. If that history matters to you, the original disclosure documents or the corporation should be able to tell you.

Suites sized for people leaving a house

Condos.ca records suite sizes from about 700 to 2,294 square feet. That top end is very large for a condominium suite, and it is the reason this building appeals to downsizers. A 1,500- to 2,000-square-foot suite can take most of the furniture from a family home, including a real dining table.

The smaller suites, around 700 to 900 square feet, suit couples or a single buyer who wants a quieter building than the towers near the subway. The larger plans are where the building is different, and where you should spend your time on the floor plan: look at how much of the space is in hallways and foyers, which older plans tend to use generously.

I could not verify ceiling heights or whether suites have balconies or terraces on every floor. Confirm both on the viewing, especially for the larger suites, where outdoor space affects value.

Big suites also bring renovation questions. Many owners in a building of this age will have updated kitchens and bathrooms, and some will not. Ask the corporation what its rules are for renovations, flooring and noise transfer, and budget for an update if the suite still has its original finishes from 2002.

Heat, hydro and air conditioning in the fee

Condos.ca lists air conditioning, common elements, heat, hydro, building insurance and water as included. That is an unusually complete list, and it is worth more in a building with large suites, because heating and cooling 2,000 square feet on your own meter is a real monthly cost.

Parking is not on the inclusion list. Condos.ca does list an underground garage and visitor parking, so ask whether the suite comes with an owned or exclusive-use space, and whether there is a separate charge.

The flip side of an all-in fee is that the corporation carries the energy bill. When utility rates rise, everyone’s fee rises. Ask for three years of budgets to see how the fee has moved and whether the board has looked at energy upgrades or suite metering.

Living near Yonge and York Mills

The building sits on the east side of Yonge in St. Andrew-Windfields, a neighbourhood better known for large houses than for condos. Highway 401 is close, which is useful if you drive, and the subway is on Yonge; the data panel on this page has the exact transit, school and park details.

This is a quieter setting than Yonge and Sheppard or North York Centre. Daily errands are more likely to involve a short drive or transit ride than a walk to a corner grocery. For the downsizers this building attracts, that trade is often the right one: a familiar residential neighbourhood with an easy route to the highway and downtown. If you plan to give up your car, test the walk to the subway and the grocery store before you commit, in winter if you can.

Pricing: a premium over the Sheppard towers

Condos.ca puts the building average at about $861 per square foot. That is noticeably higher than older towers around Yonge and Sheppard, such as the Avondale buildings on Harrison Garden Boulevard, which sit around $700 to $720. You are paying for a quieter mid-rise setting, larger plans and an all-in fee.

Applied to the recorded suite sizes, that average points to roughly $600,000 for the smallest suites and well over $1.5 million for the largest, before adjusting for floor, exposure, condition and parking. In practice, large suites in older buildings often trade below the building average per square foot, because buyers pay less for each additional square foot.

There were no active listings at the time of writing, so I cannot quote current asking prices. With a building of this size, a gap in listings is normal. Use the sale data on this page or ask for my building sold report before you set a price, and compare against the other Hillside buildings on the crescent.

Building specifications

Amenities at Hillside at York Mills II

Condos.ca lists a concierge, security guard, guest suites, a sauna, visitor parking and an underground garage. The concierge and guards matter more to this building’s buyers than a large gym would, especially for owners who travel or spend winters away. Condos.ca also tags the building with a pet restriction, so read the rules if you have a pet.

Jatin’s honest take on Hillside at York Mills II

Hillside at York Mills II — 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.