Lakeshore Park Estates II, 3835 Lake Shore Blvd W: Low-Rise, Hydro Included

Lakeshore Park Estates II is the quiet low-rise half of a two-phase complex at the far west end of Lake Shore Boulevard, near the Mississauga border. It offers something that is getting hard to find in Toronto: a large, all-utilities-included suite in a three-storey building, at a price per foot well below the newer stock. I’m Jatin Dua, RE/MAX Quantum Realty.

Phase II is the low-rise half

Lakeshore Park Estates was built in two phases. Phase I at 3845 Lake Shore Boulevard West is the taller building next door, and Phase II, at 3835 and 3841, is a three-storey low-rise with 66 suites. They are separate condominium corporations, so the fee, reserve fund and rules at Phase II are its own.

The building uses two street numbers, 3835 and 3841, which usually points to separate entrances or wings. When you look at a listing, confirm which entrance the suite uses and where its parking space sits in the garage, because in a low-rise that affects how far you carry groceries.

A three-storey building with 66 suites has a very different feel from the high-rises further east. Fewer neighbours, fewer shared walls per corridor, and a board where an engaged owner can genuinely be heard.

Large suites, older bones

Suites run from about 864 to 1,163 sq ft, so even the smallest plan is larger than most one-bedrooms built in Toronto in the last fifteen years. That makes the building attractive to downsizers and to buyers who want a two-bedroom with room for real furniture.

The building dates from 1987, and interiors will range from updated to largely original. Expect to compare kitchens, bathrooms, windows and flooring suite by suite, and ask whether any renovation needed board approval, particularly for flooring changes in a building where sound travels between floors.

Without an elevator listed in the data I have, check how you would reach an upper-floor suite before you fall in love with it. That matters a great deal for a downsizer planning to stay for many years.

The size range is also narrow, about 300 sq ft from smallest to largest, which tells you the building was planned around a consistent family of layouts rather than the mix of studios and penthouses you see in towers. That consistency helps when you compare: two suites that trade in the same year are usually close enough in plan for the comparison to be meaningful.

Long Branch: a small-village feel at the edge of the city

Long Branch began as a lakeside summer resort in the 1880s and was its own village until it joined Etobicoke in 1967. It is still mostly single-family homes, with a low-rise commercial strip along Lake Shore Boulevard and much of the lakefront in private hands.

The neighbourhood’s two big public green spaces are close by. Marie Curtis Park, at the mouth of Etobicoke Creek, covers about 41 hectares with trails that form part of the Waterfront Trail, a beach, a playground and an off-leash dog area, and Long Branch Park sits on the lake as well.

Marie Curtis Park exists because of Hurricane Hazel. The 1954 storm flooded the cottages that once stood on the Etobicoke Creek flats, the land was expropriated and cleared, and it opened as parkland in 1959. For owners here, that history means the creek mouth and the lakefront next to it are protected green space rather than future development sites.

Long Branch is also more connected than its quiet streets suggest, sitting on the Lakeshore West rail corridor at the end of the Lake Shore streetcar line. Distances, transit and walkability details are in the data panel on this page.

The Lake Shore corridor here is in transition, with more mid-rise and higher-density proposals replacing older commercial buildings over time. That brings new shops and services, and also construction and some local debate over height.

Price per foot and the all-in fee

The building average sits around $497 per square foot in the data I am working from, one of the lowest figures you will see for a Toronto condominium. The age of the building, the low-rise format and older interiors all play into that, and so does location at the far west end of the city.

The fee includes heat, hydro, air conditioning, water and insurance. Hydro inside the fee is the detail to notice, because in most newer buildings you pay it separately on your own meter. Parking is not on the inclusion list even though the building has a garage, so ask whether a space comes with the suite and whether there is any separate charge.

There are no suites listed for sale or rent right now, which is not unusual for a 66-suite building. That makes pricing harder: with so few transactions, I would look at the building’s closed sales in the data panel, then at comparable suites at Phase I next door, before settling on a number.

Building specifications

Amenities at Lakeshore Park Estates II

There is no amenity floor here: you get underground parking, visitor parking and a security system. With Marie Curtis Park and the Waterfront Trail nearby, most owners find their recreation outside the building, and the fee is not carrying a pool or gym.

Jatin’s honest take on Lakeshore Park Estates II

Lakeshore Park Estates II — frequently asked questions

Looking at Humber Bay Shores, Mimico, the Queensway and central Etobicoke more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.