Lytton Park Suites, 1246 Avenue Rd: Six Walk-Up Condos Near Lawrence

Lytton Park Suites is about as small as a Toronto condominium gets: six suites in a two-storey brick walk-up on Avenue Road, south of Lawrence Avenue. It is a way into one of the city’s most expensive neighbourhoods without buying a house, and it comes with the quirks of a corporation with only six owners. I’m Jatin Dua, RE/MAX Quantum Realty.

Six suites, two storeys, no elevator

This is a walk-up. There is no elevator and no lobby in the tower sense, just a small brick building with suites on two levels. For many buyers that is the point: you live like you would in a duplex or triplex, but with a registered condominium unit of your own and shared upkeep.

A recent rental listing described one suite as a single-level, two-bedroom, one-bathroom home of between 900 and 999 square feet, with hardwood floors, a full kitchen with a gas range, a fireplace, forced-air gas heating and wall-unit cooling, and a storage locker. That gives a sense of the format: full-sized rooms on one floor rather than a compact investor suite.

Condos.ca does not publish a size range for the building, so ask for the floor plan and measured area of the suite you are considering, and whether it is on the ground floor or the upper level. In a walk-up, that choice decides whether you carry groceries up a flight of stairs every day.

Running a six-unit corporation

TSCC-2333 is listed as self-managed. With six owners, the board may be half the building. That makes decisions fast and fees lean, and it also means there is no professional manager making sure the reserve fund study is updated, the insurance is right and the records are kept.

Every major cost is split six ways. A new roof, masonry repairs or paving the parking area lands heavily on each owner. Read the reserve fund study, the current balance and the board minutes, and ask who keeps the books and whether the corporation’s financial statements are audited or reviewed.

Also ask how many of the six suites are owner-occupied and how many are rented. In a corporation this small, a building with mostly absentee owners can be slow to act on maintenance, while one with engaged resident owners usually runs well.

Small corporations can also struggle with the routine legal duties every condominium carries, such as holding annual general meetings, filing returns with the Condominium Authority of Ontario and keeping a current reserve fund study. Ask for proof that these are up to date; a status certificate that comes back late or incomplete is itself a warning sign.

The parking question

Condos.ca lists parking as included in the fee. A recent rental listing, though, described the suite as having no garage and pointed to street parking instead. Both can be true, since a fee can cover surface parking without any garage, but they need to be reconciled before you buy.

Ask the seller and the status certificate exactly what parking comes with the unit: whether there is an assigned space, whether it is exclusive-use or shared, and whether it is covered. On Avenue Road, overnight street parking and permit rules are a real factor, so do not assume the street will solve it.

Lytton Park, on the Avenue Road edge

Lytton Park is one of North Toronto’s oldest residential districts. It grew after a street railway reached the area in the 1880s, was annexed to the City of Toronto in 1912, and is known for Georgian and Tudor houses built mostly between about 1890 and 1930 on large, tree-lined lots. Many of those houses are now being extensively renovated or rebuilt.

The building sits on Avenue Road, the main north-south road through this part of North Toronto. Behind it are the quiet residential streets and the park the neighbourhood is named after; in front is a busy arterial with steady traffic and the shops and services along Avenue Road.

That position is the trade-off. You get a Lawrence Park South address at a fraction of the price of a house a block away, and you accept a main-road setting. Visit at rush hour, and ask which way the suite faces.

Change is coming to this stretch, too. Avenue Road has seen a steady run of small infill projects, including boutique condos and townhouses, as older lots are redeveloped. Ask whether anything is proposed next door, because in a two-storey building a new neighbour can change your light and your view.

Pricing a six-suite building

There were no units listed for sale or rent at Lytton Park Suites when I checked in October 2026, and condos.ca does not publish a building average per square foot. With six suites, a year can pass without a sale.

I would start with any sales shown in the panel on this page, then compare with suites in other boutique low-rise condos along Avenue Road and with duplex and triplex units nearby, adjusting for size, floor level, parking and condition.

On fees, condos.ca lists common elements, building insurance, parking and water as included. With individual gas furnaces and wall-unit cooling described in the suite listing, expect to pay your own gas and hydro. Ask the seller for a year of bills and the current monthly fee, and compare the total with what you would pay to rent or own a comparable unit in a converted house nearby.

Lenders sometimes look harder at very small or self-managed condominiums, so speak to your mortgage broker early and have the status certificate ready for them before your financing condition expires.

Building specifications

Amenities at Lytton Park Suites

There are no shared amenities beyond permission to barbecue. What you are paying for is the address, a full-sized suite and a share of a small building, not a gym or a concierge.

Jatin’s honest take on Lytton Park Suites

Lytton Park Suites — frequently asked questions

Looking at York Mills, Don Mills, Lawrence Park, Bathurst Manor and midtown-north Toronto more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.