Oxford Court II, James Stock Path: Mimico Townhomes With Garages

Oxford Court II is where a two-bedroom condo budget can turn into a townhome with a garage, a basement and a small yard. It is 72 Dunpar homes from 2001 on two short lanes off Oxford Street in Mimico, and the homes are a manageable size rather than a big one. Here is what I would want you to know first. I’m Jatin Dua, RE/MAX Quantum Realty.

The second, larger phase of Oxford Court

Dunpar Homes, a GTA builder best known for townhomes, built Oxford Court in two phases. The first, MTCC-1356 on San Remo Terrace and Evans Avenue, registered in December 2000. This second phase, MTCC-1372, followed in April 2001 with 72 homes, more than the first phase’s 54.

The two phases sit side by side and are run by the same management company, but they are separate corporations with their own budgets, reserve funds and boards. That matters when you read a status certificate or see a fee quoted online. Make sure the numbers are for MTCC-1372.

The homes are addressed on two internal lanes, James Stock Path and Superior Creek Lane, rather than on a main road. Homes on an inner lane usually see less through traffic than those fronting a street like Evans Avenue, which is worth weighing when you compare the two phases.

About 1,600 square feet, used well

Condos.ca records homes in this phase at about 1,600 square feet, smaller than the roughly 2,200 recorded for the first phase. That makes them a natural step up from a large condo apartment rather than a replacement for a detached house.

A recent listing description gives a sense of how these homes can be laid out: a two-plus-one-bedroom end unit with hardwood on the main level, a kitchen with a bay window and gas stove, a primary bedroom with a vaulted ceiling and skylight, a finished basement with a full bathroom, direct access to the garage and a fenced backyard. Not every home will have all of that, but it shows what the format allows.

The finished basement is the key detail. In a home of this size, a lower level with a bathroom works as a guest room, an office or a teenager’s space. Ask whether the basement area is counted in the advertised square footage, and look for any signs of past moisture.

End units, like the one in that description, have windows on three sides and tend to feel brighter, while interior units share both side walls. Interior units can be quieter and cheaper to heat, so the better choice depends on what you value; just make sure the price reflects the position.

What the corporation covers

The fee includes common elements, building insurance and parking. Heat, hydro and water are not on the published list, so you pay those directly. Ask the seller for a year of utility bills, especially for an end unit with more exterior wall.

Townhouse fees are usually lower than those in a high-rise because there is no lobby, elevator or concierge to fund. The real question is what the fee covers. The declaration sets out whether roofs, windows, doors, decks, fences and the backyard are the corporation’s job or yours, and that division shapes both your fee and your own repair costs.

Maple Ridge Community Management handles both Oxford Court phases, according to condos.ca. Ask how long the current manager has been in place and how the board is planning for roof and window replacement, since homes built at the same time tend to need that work together.

Backyards in a condo townhouse are usually exclusive-use common elements rather than land you own outright. That can limit what you are allowed to build or change, from a deck extension to a shed or a new fence. If you have plans for the yard, read the rules first and ask the board what approvals are needed.

Daily life off Oxford Street

Oxford Court sits in the northern part of Mimico, off Oxford Street and Evans Avenue. It is a driver’s location: Sherway Gardens, The Queensway and the highways are close, and the lakefront and the shops on Lake Shore Boulevard are a short drive south.

Mimico GO is the area’s rail link. A large plan to rebuild the station with new apartment buildings, called Grand Central Mimico, was ended by Metrolinx, so do not factor that project into how you expect the area to change.

The data panel on this page covers transit, schools, parks and nearby food in more detail.

Pricing a townhome in a 72-home complex

Only one home was for sale when I wrote this, and condos.ca does not publish a reliable building average for this phase. With 72 homes, sales come up irregularly, so a price has to be built from several sources.

I start with recent sales in this phase, then the first phase next door, adjusting for the difference in size. Then I compare with other condo townhomes and freehold townhouses nearby. End units, finished basements and updated kitchens can each move the price noticeably.

Square footage is the figure I trust least here. Some listings count the finished basement and some do not, which can swing the per-foot price by a wide margin. When you compare homes, line them up by above-grade area and then add value for a finished lower level separately.

Fees here are modest compared with a high-rise of the same size, and they include parking. Utilities are extra. For recorded sale figures, see the data panel on this page or ask me for a building sold report.

Building specifications

Amenities at Oxford Court II

There are no shared amenities beyond visitor parking, and that is part of why fees stay modest. Day to day, what matters is your garage, your basement and your own patch of yard where barbecues are permitted.

Jatin’s honest take on Oxford Court II

Oxford Court 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.