Park Palace II, 18 Pemberton Ave: 101 Suites and an All-In Fee

Park Palace II at 18 Pemberton Avenue is the smallest corporation of the three Park Palace towers, with just 101 suites over 12 storeys. That size cuts both ways: a quieter building where owners know each other, and fewer owners to share every repair bill. The fee already includes hydro, heat, water and parking, so the real question is how well this corporation has saved for its thirties. I’m Jatin Dua, RE/MAX Quantum Realty.

A small corporation in a set of three

Park Palace II sits between Park Palace at 8 Pemberton and Park Palace III at 28. All three were completed in 1996 and list AA Property Management, but each is its own corporation. This one, MTCC-1121, registered in June 1996, between the other two.

With 101 suites, it is the smallest of the set, against 148 at number 8 and 130 at number 28. In a building this size, the lobby is calm, elevator waits are short and the board is close to the owners. Those are real advantages if you plan to live here.

The other side is arithmetic. A new roof, a garage repair or a window program costs roughly the same whether 100 or 300 owners share it. In a small corporation, each owner’s share is larger, so the reserve fund and the fee history matter even more than usual.

Neither condos.ca nor any source I could find names the developer or the architect, so I am not going to guess.

Suites from one-bedrooms to family-size two-bedrooms

Condos.ca puts suites at about 584 to 1,213 square feet. The bottom of the range is a full one-bedroom rather than a studio, and the top is a large two-bedroom or two-plus-den that would be hard to find at this price in a new tower.

That range is wider than at 8 Pemberton, where suites stop under 1,000 square feet. If you need a second bedroom that can actually take a bed and a desk, this building and Park Palace III are the ones to look at on the street.

Expect a wide range of condition after 30 years. Some suites will have been fully redone and others will still have original kitchens and bathrooms. Price the work into your offer, and check for any renovations that needed board approval, such as flooring changes, which many older buildings regulate for noise.

I could not confirm ceiling heights or locker details from a reliable source, so check both on the tour.

An all-in fee, and what it hides

The fee list on condos.ca includes air conditioning, common elements, heat, hydro, building insurance, parking and water. That covers almost every monthly cost of the suite except your phone and internet, which makes budgeting simple.

It also makes comparisons tricky. Fees here look high per square foot next to a newer tower, but the newer tower usually bills hydro to the suite and charges separately for parking. Add those back before you call one building cheaper than the other.

Bulk hydro has a downside. Light users subsidise heavy ones, and the corporation absorbs energy price increases before passing them on through the fee. Ask the manager how utility costs have moved in recent budgets and whether suite metering has ever been discussed.

Daily life on Pemberton

Pemberton is a short residential street off Yonge just north of Finch. You get the shops and restaurants of Yonge and the end of Line 1 nearby without a suite facing six lanes of traffic. The panel on this page has the exact stations, schools, parks and restaurants.

The blocks to the north are being rebuilt. Aoyuan Property Group’s M2M project on the old Newtonbrook Plaza site was planned as an 8.6-acre community with condo towers, a new park and, in a later phase, a City-run community centre and daycare. When blogTO covered it in 2020, the first phase was under construction.

On Yonge, the City’s Transform Yonge plan between Sheppard and Finch includes wider sidewalks, cycle tracks and a northbound bus lane from the Finch bus terminal. The 2020 design is being reassessed, findings are expected in early 2027 and no construction dates are set, but road work is likely in the coming years.

Prices and fees at Park Palace II

Two suites were for sale when I checked, asking between $389,000 and $398,000, and one was for rent. Both sale listings were in the 500 to 599 square foot band, so they tell you about the entry level here rather than about the larger two-bedrooms.

Fees on those listings were about $638 to $640 a month, or roughly $1.16 per square foot on condos.ca’s calculation. That is higher per foot than the roughly $1.06 on current listings at Park Palace III, and the difference is largely explained by parking: it is on the fee list here and not on the list at number 28.

Condos.ca did not publish a building average per square foot for 18 Pemberton. For context, it shows about $585 at Park Palace and about $510 at Park Palace III. Use the recent sales in the data panel above, and the aggregate figures there, as the real benchmark for this building.

Building specifications

Amenities at Park Palace II

Condos.ca lists a concierge, a gym, a meeting room, a security guard and system and an underground garage. It is a practical package rather than a resort one, and in a 101-suite building that is sensible: fewer amenities mean fewer big-ticket items for a small group of owners to maintain.

Jatin’s honest take on Park Palace II

Park Palace II — frequently asked questions

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.