Published 20 October 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Building at a glance · Birchcliffe-Cliffside
Merge Condos in one look.
2201 Kingston Rd, Toronto
Built
2023
Storeys
12
Suites
180
Developer
LCH Developments
Corporation
TSCC-2992
Walk Score
83
Free · about 45 seconds · no obligation
What is your unit at Merge 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
Good Transit
Bike Score
Bikeable
Transit, nearest first
- 12Kingston RdTTC busSteps away
- 69Warden SouthTTC busSteps away
- 20CliffsideTTC bus0.3 km
- GOScarborough GOLakeshore East line1.5 km
- 2Warden stationLine 2 Bloor–Danforth2.3 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–8
Cliffside Public School
27 East Haven Dr, Scarborough
0.3 km · ~5 min walk
Zoned for this address
High schoolGr 9–12
Birchmount Park Collegiate Institute
3663 Danforth Ave, Scarborough
0.8 km · ~13 min walk
Zoned for this address
Catholic elementary
Immaculate Heart of Mary Catholic Elementary School
1.1 km · ~17 min walk
Nearest, confirm zoning
Catholic elementary
St Theresa Shrine Catholic Elementary School
1.6 km · ~25 min walk
Nearest, confirm zoning
Catholic secondary
St. John Henry Newman Catholic High School
1.6 km · ~25 min walk
Nearest, confirm zoning
French-language · MonAvenir (Catholic)
Pere Philipe Lamarche Catholic Secondary School
4.1 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.
Living here
Renters, Airbnb and elevators at Merge Condos
Do mostly owners or renters live here?
Too few deals in the last 24 months to read the owner and renter mix reliably. Ask me and I will pull the building’s history.
Can you Airbnb a unit at Merge 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 Merge 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 Merge 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
- No account, no spam, stop with one reply
Building alerts
Takes about twenty seconds.
Eat, drink and shop nearby
Within about a 10-minute walk.
Pizza
Pizzaville
Steps away
Restaurant
Fresh Paint Studio + Cafe
Steps away
Pizza
Papa John's
0.2 km · ~3 min walk
Burgers
Chick-N-Burger Restaurant
0.2 km · ~3 min walk
Indian
The Jalsa Indian Cuisine
0.2 km · ~3 min walk
Coffee
Tim Hortons
0.3 km · ~5 min walk
Places from OpenStreetMap. Check hours before you go.
Parks nearby
- Highview Park
- Cliffside Ravine
- Scarborough Heights Park
Nearest grocery
Bangla Bazar Supermarket
0.5 km · ~8 min walk
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.
Merge Condos is named for the corner it stands on, where Danforth Avenue runs into Kingston Road, and it was the first of a wave of mid-rise buildings LCH Developments planned along this stretch. Registered in 2023, it is new, well amenitized and priced below new buildings in the Beach to the west. The number I would look at hardest is the fee, because it has landed well above what buyers were told to expect. I’m Jatin Dua, RE/MAX Quantum Realty.
Quick answer
Merge Condos is a 12-storey, 180-suite condominium at 2201 Kingston Road and 90 Glen Everest Road, Toronto M1N 0C3, in Birchcliffe-Cliffside, part of the Scarborough Bluffs, West Hill, Guildwood, Woburn, Malvern and Rouge area. It was developed by LCH Developments (Lifestyle Custom Homes) and designed by RAW Design. It was registered on 25 August 2023 as TSCC-2992, and condos.ca lists Duka Property Management as the manager. Suites run from about 404 to 1,498 sq ft.
Merge Condos at a glance
The first LCH tower on Kingston Road
LCH Developments was started by brothers Lukasz and Michal Wywrot, who began with custom homes in 2012 before moving into townhouses, a church conversion and mid-rise condos. They turned to Kingston Road in 2017 because land was cheaper than elsewhere in the city, and Merge was the project that opened the strip for them. Later LCH proposals include Cliffside Village at 2328 to 2350 Kingston Road and several more sites to the east.
UrbanToronto reported the building at 12 storeys and 39.2 metres, with excavation in 2020 and the crane up that October. A RENX profile written before occupancy described it as 11 storeys. Condos.ca and ConstructConnect give 12, which is the figure I use.
For a buyer, the developer’s early position on Kingston Road cuts both ways. Being first meant a lower price point, but it also means construction on neighbouring sites will continue around you for years as the corridor fills in.
Design, suites and the ground floor
RAW Design was the architect, with interiors by Wiklém Design according to the ConstructConnect project record. The ground floor includes live/work units, which marketing images labelled as townhome suites, plus a small amount of retail; RENX put it at about 3,000 square feet. Those live/work units give the base of the building some street life on what is still a car-oriented stretch.
Condos.ca puts suites between about 404 and 1,498 square feet, so the building runs from compact one-bedrooms to a small number of large suites. Marketing materials quoted different size ranges at different times, so rely on the registered floor plan for the suite you are buying.
The smallest suites, at roughly 400 to 500 square feet, are built for renting or for a single buyer starting out. If you plan to live here for years, the one-bedroom-plus-den and two-bedroom plans hold up better, both for daily living and at resale, because they appeal to a wider range of buyers when you sell.
Sources also disagree on the suite count. UrbanToronto, ConstructConnect and condos.ca say 180; one pre-construction listing page said 182. The difference may reflect how the live/work units were counted. The status certificate will settle it.
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.
Amenities, and what they cost to run
The pre-construction amenity list was generous for a 180-suite building: a two-storey fitness and yoga centre, a private dining room with a kitchen and bar, a media room, a dog wash, and a rooftop terrace with a lounge, fire pit, dining space and two cabanas overlooking the lake. Marketing also promised a concierge and EV-ready parking. Condos.ca currently lists only the gym, so confirm what was delivered and what is staffed.
UrbanToronto listed Geosource Energy among the companies on the project, and marketing referred to sustainable energy technology and a green roof. I could not confirm what system the building actually uses. Ask the manager how heating and cooling are supplied and billed, because a shared or geothermal system can change both your bills and the corporation’s long-term costs.
Parking records conflict too. UrbanToronto described a two-and-a-half-level garage with 183 spaces; a pre-construction listing said 169 spaces on two levels, plus 188 bike spaces. If parking is part of your purchase, check that the agreement lists a registered parking unit.
Living where Danforth meets Kingston
The corner is the building’s identity. You are in Birchcliffe-Cliffside, with the Scarborough Bluffs and the lake a short drive south, and Kingston Road’s low-rise shops and restaurants stretching east. RENX also notes LCH’s own co-working space a short walk away at 2229 Kingston Road.
This is a corridor in transition. UrbanToronto calls it an emerging mid-rise corridor, and several more buildings have been proposed nearby, including other LCH projects. That should improve the street over time, but expect construction noise and changing views in the meantime. Visit at different times of day before you choose a suite, especially one on a lower floor facing Kingston Road. Transit and schools for this address are in the data panel on this page.
Price per square foot and the fee question
Condos.ca puts the building average at about $731 per square foot. I would expect that to sit well below new buildings in the Beach and Leslieville. The fairer comparison is other newer mid-rise buildings along Kingston Road, not older Scarborough towers.
The fee deserves attention. Pre-construction materials estimated maintenance at about $0.58 per square foot a month. Current listings show fees averaging about $1.08 per square foot, nearly double that estimate. Early estimates in new buildings are often low, but a gap this size changes the carrying cost meaningfully, and condos.ca lists no fee inclusions, so ask exactly what the fee covers.
When I reviewed the building there were three suites for sale, asking between $359,900 and $599,900, and six for rent. A rental count twice the sale count suggests investors bought heavily here, which is typical for a building this new. The panel on this page shows what has actually sold, and it is the better guide than asking prices in a building this young.
Building specifications
| Building name | Merge Condos |
| Address | 2201 Kingston Road and 90 Glen Everest Road, Toronto M1N 0C3 |
| Developer | LCH Developments (Lifestyle Custom Homes) |
| Architect | RAW Design |
| Interior design | Wiklém Design (per ConstructConnect) |
| Storeys | 12 (39.2 m) |
| Total suites | 180 (one marketing page said 182) |
| Condo corporation | TSCC-2992 |
| Registered | 25 August 2023 |
| Property management | Duka Property Management |
| Suite sizes | Approximately 404 to 1,498 sq ft |
| Parking | Underground garage; sources give 169 or 183 spaces |
| Maintenance fees | About $1.08 per sq ft across current listings |
Amenities at Merge Condos
If the marketed package was delivered, the rooftop terrace and two-storey gym are the features residents will use most, and they are rare for a building of 180 suites. Confirm each one, because the current listing data shows only the gym.
Jatin’s honest take on Merge Condos
Who this building suits
First-time buyers and young professionals who want a new building in the east end at a lower price per square foot than the Beach, and who like the idea of a rooftop terrace with a lake view. It also suits investors, though the rental competition inside the building is real.
What I’d want you to check
Get the current budget and confirm what the fee includes, given how far it has moved from the pre-construction estimate. Ask how heating and cooling are supplied and billed. Confirm which amenities were delivered, whether a parking unit and locker are registered with the suite, and whether any builder deficiencies remain open. Ask whether any special assessments are planned; I have no record either way.
The value question
At about $731 per square foot, Merge is a reasonable entry point to a new building near the Beach. The fee is the counterweight: at around $1.08 per square foot, it narrows the gap against older buildings with bundled utilities. For an owner who will stay while the corridor matures, I think it can make sense, but buy on the real fee, not the brochure.
Free building report: Merge Condos
Send me your email and I’ll put together a current report on Merge 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.
Merge Condos — frequently asked questions
Who developed Merge Condos?
LCH Developments, also known as Lifestyle Custom Homes, founded by brothers Lukasz and Michal Wywrot.
Who was the architect?
RAW Design, with interiors by Wiklém Design according to ConstructConnect.
How tall is Merge Condos?
Twelve storeys, about 39.2 metres, according to UrbanToronto.
How many suites are there?
Most sources say 180. One pre-construction page said 182, so confirm on the status certificate.
When was it registered?
TSCC-2992 was registered on 25 August 2023.
Who manages the building?
Condos.ca lists Duka Property Management.
What amenities does Merge have?
Condos.ca lists a gym. The marketed package also included a rooftop terrace, private dining room, media room and dog wash; confirm what was delivered.
Why is it called Merge?
The building stands near where Danforth Avenue merges into Kingston Road.
Does the building use geothermal?
I could not confirm it. Geosource Energy was listed on the project, so ask the manager how heating and cooling work and how they are billed.
How big are the suites?
About 404 to 1,498 square feet, according to condos.ca.
Can you Airbnb a unit at Merge 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 Merge 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 Merge Condos zoned for?
For TDSB public schools, the address is zoned for Cliffside Public School (Elementary, JK–8), Birchmount Park Collegiate Institute (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 Merge Condos?
The nearest subway is Warden station (Line 2 Bloor–Danforth), 2.3 km away; the nearest GO station is Scarborough GO on the Lakeshore East line, 1.5 km; the closest bus is the Kingston Rd (TTC bus). Distances are straight-line from the building.
What is the Walk Score of Merge Condos?
Walk Score 83, Transit Score 51 and Bike Score 62. Most daily errands can be done on foot.
What restaurants and shops are near Merge Condos?
Within about a 10-minute walk: Pizzaville (Pizza), Fresh Paint Studio + Cafe (Restaurant), Papa John's (Pizza), Chick-N-Burger Restaurant (Burgers), The Jalsa Indian Cuisine (Indian). The closest grocery store is Bangla Bazar Supermarket, 0.5 km away.
Which parks are near Merge Condos?
Highview Park, Cliffside Ravine, Scarborough Heights Park are the closest green spaces.
What is my unit at Merge 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 Merge 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 Scarborough Bluffs, West Hill, Guildwood, Woburn, Malvern and Rouge 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 Scarborough Bluffs, West Hill, Guildwood, Woburn, Malvern and Rouge. 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 Merge 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 Scarborough Bluffs, West Hill, Guildwood, Woburn, Malvern and Rouge building guides: 10 Livonia Condos · 10 Rodda Blvd Townhouses · 100 Burrows Hall Boulevard Townhouses · 100 Wingarden Court · 1021 Midland Avenue Townhouses · 1031 Midland Avenue Townhouses
More resources: GTA condo directory · Building sold report · Book a call
© 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.