Richgrove Village, 5–35 Richgrove Dr: Stacked Towns at Martin Grove

Richgrove Village is what I show buyers who want a house-sized layout in Etobicoke without paying freehold prices or high-rise fees. These are stacked townhomes, two storeys at most, with parking underground and suites of 1,000 square feet and up. The trade-off is that you pay your own heat and hydro and you get almost no amenities, which is exactly why the fee stays low. I’m Jatin Dua, RE/MAX Quantum Realty.

Stacked townhomes, not an apartment building

The format is the point here. Richgrove Village is a group of stacked townhouse blocks rather than a single tower, so most homes have their own front door at grade or up a short flight, and some are laid out over two levels. Condos.ca lists 88 units and two floors, and suite sizes from about 1,004 to 1,397 square feet.

Recent listings describe two-bedroom-plus-den and three-bedroom plans, with two or three bathrooms. One end-unit listing described 9-foot ceilings, an upstairs primary bedroom with an ensuite and walk-in closet, and second-floor laundry. Another described a ground-level home with minimal stairs and a private patio, which matters if you have a stroller or a parent who should not be climbing.

That range is worth noticing. Within one complex you can find a near-bungalow layout on the lower level and a two-storey home above, so walk both before you decide which one suits you.

Parking below, heat and hydro on you

Listings describe one underground parking space per home, plus visitor parking. Underground parking in a townhouse complex is cleaner than driveways, but it means the corporation owns a garage structure that will need waterproofing and concrete work over its life.

Homes are heated with their own gas forced-air furnace and have central air, according to listings. That is why the fee covers only common elements, building insurance and parking. Budget separately for gas, hydro and water heater rental if the tank is rented, and ask the seller for a year of utility bills.

Lockers are not mentioned in the listings I read, so ask. Storage in a stacked town usually means the closets you have, plus whatever the garage allows.

A 2011 complex at the 15-year mark

Built and registered in 2011, Richgrove Village is young enough that most original finishes are still in decent shape and old enough that the first big reserve fund items are coming into view. For a stacked townhouse complex that usually means roofs, sealants and windows, exterior decks and stairs, and the parking garage membrane.

Read the most recent reserve fund study and its funding plan, not just the current balance. A low fee is good news only if the reserve contributions behind it are realistic. Ask the manager what work has been done since 2011 and what is scheduled in the next five years.

What is different about owning a stacked town

A stacked townhome sits between an apartment and a house, and buyers sometimes expect one and get the other. You may have a neighbour above or below you as well as beside you, so sound transfer through floors matters more than in a row townhouse. Visit in the evening, when people are home, and listen.

Outdoor space is usually a patio at grade or a terrace on the upper level rather than a yard. Find out whether yours is exclusive-use common element, what you may put on it, and who repairs the surface underneath. On upper units that terrace is often the roof of the home below, which is why the rules about planters and flooring exist.

Resale is also a narrower market than for a standard condo apartment. With 88 homes and usually only one or two on the market at a time, comparable sales are thin, so price carefully against the most recent trades of the same plan type rather than against the building average.

Daily life near Martin Grove and Eglinton

This pocket of Etobicoke is quiet and residential, with plazas along Eglinton and Martin Grove for groceries and errands. A listing mentions a Metro, a Shoppers Drug Mart and a Tim Hortons nearby, and a TTC bus stop out front with service down to Kipling Station.

For drivers, the 427, the 401 and the 409 are close, and Pearson is a short drive. The bigger long-term change is Line 5. The Eglinton Crosstown opened in February 2026 with its western end at Mount Dennis, and the extension west along Eglinton toward the airport is the project listings here refer to as the future Crosstown. The panel on this page shows the transit, schools and parks around the complex.

Price per square foot and what you get for it

Condos.ca puts the building average around $566 per square foot. On a 1,000 to 1,400 square foot home that is a very different number from a downtown one-bedroom, and it is the reason families look here. You get freehold-like space at a condo price, with snow and landscaping handled by the corporation.

Only one home was listed for sale when I checked, so I am not quoting an asking range; a single listing is not a market. Use the recorded sales on this page and my building sold report for a proper comparison, and compare against freehold townhouses nearby, not against high-rise condos.

Fees here are low for the size because heat, hydro and water are not in them. When you compare with an apartment building whose fee includes utilities, add your own utility bills back before deciding which is cheaper.

Building specifications

Amenities at Richgrove Village

There is no gym, pool or party room to speak of, and that is the honest reason the fee is low. You are buying space and a private entrance, and you will use the city’s parks and rec centres instead of a building amenity floor.

Jatin’s honest take on Richgrove Village

Richgrove Village — frequently asked questions

Looking at Downsview, Weston, York University Heights, Rexdale and northwest Toronto more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.