Published 19 October 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Building at a glance · Henry Farm
Lumina Condos in one look.
36 Forest Manor Rd, Toronto
Built
2022
Storeys
13
Suites
254
Developer
Almadev
Corporation
TSCC-2903
Walk Score
86
Free · about 45 seconds · no obligation
What is your unit at Lumina Condos worth today?
Floor, exposure, parking and this building’s own recent sales move the number. Your estimate appears instantly, and a written CMA from me is one tap after.
- Uses this building’s own recent sales
- Adjusts for floor, view and parking
- Your number appears instantly
How you get around
Scores from Walk Score®
Walk Score
Very Walkable
Transit Score
Excellent Transit
Bike Score
Bikeable
Transit, nearest first
- 25Don MillsTTC busSteps away
- 925Don Mills ExpressTTC bus0.3 km
- 167Pharmacy NorthTTC bus0.4 km
- 4Don Mills stationLine 4 Sheppard0.4 km
- GOOriole GORichmond Hill line1.7 km
Distances are straight-line from the building.
How far is everything?
From the front door, in kilometres.
Schools for this address
Public schools from the TDSB school locator, checked 18 October 2026. Boundaries change: confirm with the board before you buy.
ElementaryJK–5
Forest Manor Public School
25 Forest Manor Rd, North York
0.2 km · ~3 min walk
Zoned for this address
High schoolGr 9–12
George S Henry Academy
200 Graydon Hall Dr, North York
0.9 km · ~14 min walk
Zoned for this address
Catholic elementary
St Timothy Catholic Elementary School
0.6 km · ~9 min walk
Nearest, confirm zoning
Catholic elementary
St Kateri Tekakwitha Catholic Elementary School
1.6 km · ~25 min walk
Nearest, confirm zoning
Catholic secondary
Senator O'Connor College School
3.2 km
Nearest, confirm zoning
French-language · Viamonde (public)
Ecole Elementaire Paul Demers
2.9 km
Nearest, confirm zoning
Catholic (TCDSB) and French-language schools shown are the nearest to the building, not confirmed zoning. Check the TCDSB school locator, Viamonde or MonAvenir.
By the numbers
What units at Lumina Condos actually trade for
| Unit type | Sold | Median price | Leased | Median rent |
|---|---|---|---|---|
| 1 bed | 4 | $410,000 | 37 | $2,300/mo |
| 2 bed | 2 | too few | 11 | $2,700/mo |
Table covers the last 24 months. TRREB MLS® System aggregates; a median is shown only with 3 or more deals, and sizes come from listing ranges. Not an appraisal: get an estimate for your unit.
Living here
Renters, Airbnb and elevators at Lumina Condos
Do mostly owners or renters live here?
Renter-heavy building. Of 110 deals here in the last 24 months, 94 were leases and 16 were sales. A high lease share usually means more investor owners, more move-ins and a deeper pool of rental comparables.
Can you Airbnb a unit at Lumina Condos?
No active City registrations here right now. In Toronto you can only host in your principal residence, a whole unit for at most 180 nights a year, with a $390 yearly registration and 6% accommodation tax. You cannot buy here to run it as a full-time Airbnb. Check the condo’s rules in the status certificate before you count on it.
How reliable are the elevators?
Ontario requires residential buildings to report any elevator outage lasting 48 hours or more, and this address has none on record. Elevators still need modernizing every 25 to 30 years, so check the reserve fund study for the date.
Sources: TRREB MLS® System lease and sale counts; City of Toronto short-term rental registrations (Open Data, 18 Oct 2026); TSSA Residential Elevator Availability portal.
Before you buy here
Five things the listing will not tell you about Lumina Condos
- Reserve fund health. Ask for the latest reserve fund study and its date. A thin fund in an older building usually means fee jumps or a special assessment.
- Special assessments and big repairs. Check the status certificate for planned levies and for balcony, garage, window or elevator work.
- Insurance deductible. Find the corporation’s deductible for water damage. If it is higher than your own policy covers, raise your coverage before closing.
- Fee trend. Compare this year’s budget with last year’s. Rises of 2–5% a year are typical; bigger jumps need an explanation.
- Lawsuits and rules. Look for legal claims against the corporation, and for rules on pets, short-term rentals and leasing.
Send me the status certificate and I will flag anything that matters before your conditional period runs out.
Get my status certificate reviewedWatch this building
Know the moment a unit at Lumina Condos lists or sells.
Portals tell you a listing exists. I tell you whether it is priced right for this building, which stack it is in, and what the last comparable unit actually went for.
- New listings for sale or rent here
- What units sold for, with my read on it
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Building alerts
Takes about twenty seconds.
Eat, drink and shop nearby
Within about a 10-minute walk.
Chicken
Bb.q Chicken
Steps away
Pizza
Domino's Pizza
Steps away
Sushi
Jin Sushi
Steps away
Restaurant
Phoenix Cafe
Steps away
Restaurant
Streatery
Steps away
Coffee
Tim Hortons
0.4 km · ~6 min walk
Places from OpenStreetMap. Check hours before you go.
Parks nearby
- Parkway Forest Park
- Betty Sutherland Trail Park
- Havenbrook Park
Nearest grocery
T & T Supermarket
0.6 km · ~9 min walk
Prices: TRREB MLS® System aggregate medians for 36 Forest Manor Rd, last 12 months (updated 18 October 2026), compiled by Jatin Dua, Broker of Record, RE/MAX Quantum Realty Inc., Brokerage; deemed reliable, not guaranteed. Schools: TDSB school locator; Catholic and French schools: nearest by distance. Transit and scores: Walk Score® and TTC/GO station locations. Nearby places: OpenStreetMap. Distances are straight-line estimates.
Lumina is the low-rise end of Emerald City, the multi-tower community Almadev built in phases at Don Mills and Sheppard. It is the building I suggest to buyers who like the Emerald City location and amenities but would rather not live 30 floors up with hundreds of neighbours sharing their elevators. It is also one of the newest buildings in the community, which shapes both what you pay and what you should check. I’m Jatin Dua, RE/MAX Quantum Realty.
Quick answer
Lumina Condos is a 254-suite condominium at 36 Forest Manor Road in Henry Farm, North York, on the eastern edge of the Willowdale, Yonge & Sheppard, Bayview Village and North York Centre area of Toronto. It is part of Emerald City and was developed by Almadev, formerly Elad Canada, with WZMH Architects. Condos.ca lists it as 13 storeys and built in 2022. The condominium corporation is TSCC-2903, registered on 4 April 2022, and condos.ca lists Del Property Management as manager. Condos.ca does not list fee inclusions for this building, so confirm them in the status certificate.
Lumina Condos at a glance
The last block of Emerald City
Emerald City was built in three blocks on the Parkway Forest lands at Don Mills Road and Sheppard Avenue East. Lumina belongs to Block C, the final block, which broke ground in February 2018. UrbanToronto’s 2020 construction coverage described three Block C towers, The Peak, The Point and Lumina, with Lumina the shortest and westernmost of the three, on the Don Mills Road side at the south end of the site.
The developer name can confuse buyers. Condos.ca lists Almadev, and older coverage says Elad Canada. They are the same company under a new name, so either name on documents refers to the same builder.
WZMH Architects designed Block C in the same language as the earlier Emerald City phases. If you have seen Dream Tower or The Park Club, the family resemblance is deliberate.
How tall is it? The sources disagree
This is one of those buildings where the published numbers do not line up. Condos.ca lists 13 storeys. The 2018 launch material described a planned 13-storey tower plus a separate seven-storey component called the Oasis Suites. UrbanToronto’s 2020 construction report described Lumina as 15 storeys topping out just under 57 metres.
My read is that the plan changed during approvals or that sources are counting different parts of the project, but I could not confirm which. If the floor count matters to you, for example because you want a top-floor suite, check the registered declaration and the floor plan for the actual unit.
What is clear is that Lumina is the mid-rise option in a community dominated by 24- to 33-storey towers. With 254 suites, elevator waits and lobby traffic should be lighter than in the tall towers next door.
Thinking about buying or selling here?
I work this area every week and I will give you a straight answer, including when the answer is to wait. No pressure, and no drip campaign you cannot get out of.
Call or text 833-330-1925 Send me a message
Jatin Dua, Broker of Record — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Suites and layouts
Condos.ca gives a suite range of about 498 to 895 square feet. That covers compact one-bedrooms, one-plus-dens and two-bedrooms, with the largest plans under 900 square feet. The launch material also mentioned three-bedroom suites, but the sizes on condos.ca suggest few if any large units have come up for sale.
This is a building for singles, couples and small households, not for families who need three real bedrooms. If you need more room, the larger plans in the taller Emerald City towers or nearby townhouses are a better fit.
I could not find published ceiling heights or parking and locker counts for Lumina. UrbanToronto reported a shared Block C underground garage with more than 900 spaces, so ask whether parking is deeded or assigned, and confirm it in the status certificate.
Being the short building in a cluster of tall ones has a cost. Many Lumina suites look toward taller neighbours rather than over them, and long views are rarer than in The Peak or The Park Club. Before you buy, stand at the window of the actual suite at the time of day you will be home, and judge the light and privacy for yourself. Two suites with the same floor plan can feel very different depending on which way they face.
Daily life at Don Mills and Sheppard
The location is why people buy in Emerald City. Fairview Mall is at the same intersection and Don Mills station is the eastern end of Line 4 Sheppard. The data panel on this page has the transit details; walk the route yourself in winter before you count on it.
Drivers get quick access to the 401 and the Don Valley Parkway. The trade-off is that Don Mills and Sheppard is a wide, busy intersection, so check traffic noise on the Don Mills side before you commit to a suite there.
The wider Parkway Forest area has been redeveloped around the condos, including the community centre and outdoor pool built southeast of Block B. The neighbourhood is more finished than it was a decade ago, but construction elsewhere along Sheppard East will continue.
Price per square foot, and the fee question
Condos.ca puts the building average at about $714 per square foot. That is broadly in line with the older Emerald City towers, so you are not paying much of a premium for the newer building.
Three suites were listed for sale when I checked, asking between $468,000 and $799,999. Their maintenance fees ranged from about $540 to $744 a month, and the active listings averaged roughly $0.98 per square foot.
That fee level is on the high side for a building registered in 2022. The other Emerald City buildings include heat and cooling in the fee, but condos.ca does not list inclusions for Lumina, so I would not assume the same. Get the inclusions in writing from the status certificate before you compare.
Building specifications
| Building name | Lumina Condos (Lumina at Emerald City) |
| Address | 36 Forest Manor Road, Toronto |
| Community | Emerald City, Block C |
| Developer | Almadev (formerly Elad Canada) |
| Architect | WZMH Architects |
| Storeys | Sources conflict: 13 (condos.ca and launch material) or 15 (UrbanToronto, 2020) |
| Total suites | 254 |
| Condo corporation | TSCC-2903 |
| Registered | 4 April 2022 |
| Property management | Del Property Management (per condos.ca) |
| Suite sizes | About 498 to 895 sq ft |
| Maintenance fees | About $0.98 per sq ft across active listings |
Amenities at Lumina Condos
The 2018 launch material described a shared Block C package with an indoor pool, hot tub, fitness and yoga studios, a theatre room, a family play lounge and a games lounge, tied to The Peak and The Point. Ask exactly where each room sits, what Lumina owners can use, and how the shared facilities agreement splits the cost.
Jatin’s honest take on Lumina Condos
Who this building suits
Buyers who want the Emerald City location and a pool without living in a 30-storey tower. It suits first-time buyers, couples and downsizers who want a newer building with a smaller population, and commuters who drive the 401 or DVP. It does not suit a family that needs three bedrooms.
What I’d want you to check
First, the fee inclusions, because condos.ca does not list them. Second, the shared facilities agreement for the Block C amenities and garage, which tells you what Lumina pays toward buildings it does not control. Third, the warranty position: at about four years old the building is still within the seven-year Tarion coverage for major structural defects, so read the board minutes for any common-element warranty claims. Finally, resolve the storey count from the declaration if it matters to you.
The value question
At roughly $714 per square foot, Lumina prices close to the older Emerald City towers despite being newer, which I think is fair value for an owner-occupier. The higher fee per square foot cancels some of that advantage, so compare total monthly cost rather than price alone. Resale depth is the other thing to weigh: with only a few suites for sale at a time, comparables inside the building are thin, and pricing often leans on sales in the neighbouring Emerald City towers. If you want help comparing it with The Park Club or Dream Tower, book a call.
Free building report: Lumina Condos
Send me your email and I’ll put together a current report on Lumina Condos — real sold comparables, what’s listed right now, and what the maintenance fees actually cover.
- Every sale in the building over the last 12 months
- Current active listings and asking prices
- Maintenance fee breakdown and what’s included
- My read on which exposures and floors hold value
Tell me what you are planning
Three quick answers so I come back with something useful, usually the same day.
Thinking about buying or selling here?
I work this area every week and I will give you a straight answer, including when the answer is to wait. No pressure, and no drip campaign you cannot get out of.
Call or text 833-330-1925 Send me a message
Jatin Dua, Broker of Record — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Lumina Condos — frequently asked questions
Who built Lumina Condos?
Almadev, the developer formerly known as Elad Canada, which built the whole Emerald City community. WZMH Architects designed it.
How many storeys does Lumina have?
Sources conflict. Condos.ca lists 13 storeys and the launch material described a 13-storey tower with a seven-storey Oasis Suites component, while UrbanToronto’s 2020 construction report said 15 storeys.
How many suites are there?
Condos.ca lists 254 suites.
When was it completed?
The condominium corporation, TSCC-2903, was registered on 4 April 2022, and condos.ca lists 2022 as the year built.
Does Lumina have a pool?
Condos.ca lists an indoor pool, and the launch material described a shared Block C package with an indoor pool and hot tub. Confirm which building houses it and what access Lumina owners have.
What do the maintenance fees include?
Condos.ca does not list fee inclusions for Lumina. Confirm them in the status certificate rather than assuming they match the older Emerald City buildings.
How big are the suites?
Condos.ca gives a range of about 498 to 895 square feet, so most suites are one-bedrooms, one-plus-dens and two-bedrooms.
Is parking shared with other buildings?
UrbanToronto reported a shared underground garage of more than 900 spaces for Block C. Check how your space is held in the status certificate.
Who manages the building?
Condos.ca lists Del Property Management.
How does Lumina compare with The Park Club?
The Park Club is a 33-storey tower from 2018 in Block B; Lumina is a mid-rise from 2022 in Block C. Prices per square foot are similar, so the choice is mostly about building size and age.
How much do condos at Lumina Condos sell for?
Over the last 12 months the median resale at Lumina Condos was $449,400, across 6 sales. The typical unit sold in 72 days at about 99% of the asking price. That works out to roughly $750 per square foot.
How much is rent at Lumina Condos?
The median lease at Lumina Condos over the last 12 months was $2,375/mo, from 48 leases. Units typically leased in 26 days.
What does each unit type cost at Lumina Condos?
Over the last 24 months: One-bedrooms sold for a median $410,000 and rented for $2,300/mo; Two-bedrooms rented for $2,700/mo. Each median uses three or more deals.
Are prices at Lumina Condos up or down since 2022?
Down about 26%. The median sold price per square foot was $1,008 in 2022 and $750 over the last 12 months. Pricing off 2022 comparables is the most common mistake sellers make here.
What rental yield does Lumina Condos offer an investor?
At a median price of $449,400 and a median rent of $2,375 a month, the gross yield is about 6.3%, before maintenance fees, property tax, insurance and mortgage interest. Net cash flow depends on the fee and your down payment, so run the numbers for the exact unit.
Do mostly owners or renters live at Lumina Condos?
Mostly renters. Of the deals here in the last 24 months, 85% were leases and 15% were sales.
Can you Airbnb a unit at Lumina Condos?
Only in limited cases. Toronto allows short-term rentals only in your principal residence, a whole unit for at most 180 nights a year, with a $390 yearly City registration and 6% accommodation tax. The City’s register shows no active short-term rental registrations at this address. The condo’s declaration and rules can ban short stays outright, so check them in the status certificate.
Has Lumina Condos had elevator outages?
None on record. Ontario requires residential buildings to report elevator outages of 48 hours or more to TSSA, and this address has no reported outage since July 2022.
What schools is Lumina Condos zoned for?
For TDSB public schools, the address is zoned for Forest Manor Public School (Elementary, JK–5), George S Henry Academy (High school, Gr 9–12). Catholic and French-language schools are listed on this page by distance. Boundaries change, so confirm with the board before you buy.
What is the closest subway or GO station to Lumina Condos?
The nearest subway is Don Mills station (Line 4 Sheppard), 0.4 km away; the nearest GO station is Oriole GO on the Richmond Hill line, 1.7 km; the closest bus is the Don Mills (TTC bus). Distances are straight-line from the building.
What is the Walk Score of Lumina Condos?
Walk Score 86, Transit Score 81 and Bike Score 53. Most daily errands can be done on foot.
What restaurants and shops are near Lumina Condos?
Within about a 10-minute walk: Bb.q Chicken (Chicken), Domino's Pizza (Pizza), Jin Sushi (Sushi), Phoenix Cafe (Restaurant), Streatery (Restaurant). The closest grocery store is T & T Supermarket, 0.6 km away.
What is my unit at Lumina Condos worth?
Use the free AI estimator at the top of this page. It uses this building’s own recent sales and adjusts for floor, view and parking, and your number appears instantly. For a written CMA, I will price your exact unit against the latest comparable sales.
How do I find out when a unit at Lumina Condos lists or sells?
Join the building alerts on this page. I watch this building by hand and will tell you when a unit lists, sells or drops in price, with my read on whether it is priced right.
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.
Condo Valuation
What’s your condo
worth today?
Three quick steps. Condos don’t price like houses — your floor, your view, and whether you own parking move the number more than anything else. This weighs all of them.
Reading recent condo sales…
Estimated market value
—
$0–$0
Most likely $0 · about $0 per square foot
What moved the number
Starting from what comparable units in your area sell for, here’s what your specifics added or subtracted.
Market context
—
—
Two units, same floor plan,
$90,000 apart.
That happens constantly in condos — one has the parking, the right exposure, or a board that keeps the reserve fund healthy. A model can’t see your status certificate. I can.
About the author — Jatin Dua, Toronto condo broker
I’m Jatin Dua, Broker of Record at RE/MAX Quantum Realty. I work condo buildings across Toronto and the GTA every week, including Willowdale, Yonge & Sheppard, Bayview Village and North York Centre. What buyers and sellers usually need is someone who knows the individual buildings: which exposures get the light, which corporations keep healthy reserve funds, and which units are priced past what they will appraise for.
If you’re buying or selling at Lumina Condos, I’ll give you the honest version — including when I think you should walk away. Reach me at [email protected] or 833-330-1925, or book a free consultation.
More Willowdale, Yonge & Sheppard, Bayview Village and North York Centre building guides: 1 Capella Starway Townhouses · 10 Old York Mills Road · 10 Parkway Forest Drive Condos · 118 Finch Avenue West · 14 Gypsy Roseway Townhouses · 181 East Condos
More resources: GTA condo directory · Building sold report · Book a call
More condo buildings in Henry Farm
- Emerald City I70 Forest Manor Rd · median sold $590K
- Emerald City II66 Forest Manor Rd · median sold $548K
- Ultra at Herons Hill2015 Sheppard Ave E · median sold $497K
- Dream Tower at Emerald City62 Forest Manor Rd · median sold $508K
- The Peak at Emerald City32 Forest Manor Rd · median sold $423K
- Yorkland at Herons Hill275 Yorkland Rd · median sold $422K
- The Park Club at Emerald City56 Forest Manor Rd · median sold $545K
- The Park Club Condos48-50 Forest Manor Rd · median sold $535K
© 2026 Jatin Dua, Broker of Record, RE/MAX Quantum Realty Inc., Brokerage. The building data on this page was compiled and verified by Jatin Dua. Reproduction or republication, in whole or in part, requires written permission. To request permission, call 833-330-1925.