Ridley Boulevard I, 271 Ridley Blvd: Armour Heights Condo, Bills Included

Ridley Boulevard I is the building I bring up when a buyer wants to stay in Armour Heights but is done with a house. It is a 1989 tower of just 108 suites near Avenue Road and Wilson, with 900-plus square foot plans and heat, hydro, cooling and parking in the fee. The pricing is reasonable for the address, but listings are thin, so patience is part of the plan. I’m Jatin Dua, RE/MAX Quantum Realty.

A small tower in a neighbourhood of houses

With 108 suites on 15 storeys, about 42 metres tall, Ridley Boulevard I is modest by today’s standards. That works in its favour: elevators are less crowded, the board represents a small owner group, and the building has the feel of a residence rather than a hotel.

Its twin across the street, Ridley Boulevard II at 268, followed in 1990, and a third building, the Residences of Ridley, sits at 265. Each is its own corporation, so compare fees and reserve funds individually.

CondoInvestments.ca credits Tridel as developer. I have not found a second source to confirm it, so treat that as unverified and ask for the original disclosure documents if the builder matters to you.

Ridley Boulevard I and II face each other, and most buyers who look at one look at the other. Ridley I is the smaller building, with a narrower range of suite sizes, roughly 927 to 1,216 square feet, and a lower average price per square foot.

Ridley II, across the street, is taller at 18 storeys and has suites from about 767 to 1,825 square feet. If you need a very large plan or a smaller entry suite, Ridley II is the more likely fit. If you want a mid-sized two-bedroom in a smaller community, Ridley I is usually the first place I look.

Both have similar amenity lists and the same listed manager, but they are separate corporations. Compare fees, reserve funds and recent board decisions directly, because two buildings that look like twins can have very different financial health.

Layouts: two-bedroom space, not two-bedroom minimums

Suites range from about 927 to 1,216 square feet. The smallest is still larger than most new two-bedroom plans, and the biggest gives you room for a proper dining table and a home office.

These are 1989 plans, which usually means a foyer, a separate kitchen, generous closets and a balcony. Original finishes are common, and renovated suites command a clear premium, so weigh condition carefully when you compare.

What your fee covers

The fee includes heat, hydro, air conditioning, water, building insurance, parking and common elements. That is close to every utility, and it means your monthly cost does not jump in a hot summer or a cold winter.

The flip side is that utility costs sit in the building’s budget. Ask for the last three years of budgets to see how fees have tracked energy prices, and check the reserve fund contribution as a share of the budget.

Parking is part of the fee here, which is a quiet advantage in an older building. You are not paying a separate monthly charge for the space, and the cost of maintaining the garage is already built into the budget you are reviewing.

What you do need to confirm is exactly what comes with the suite you are buying: how many spaces, whether they are owned units or exclusive-use common elements, where they sit in the garage, and whether a locker is included. Those details sit in the status certificate and the declaration, and I check them on every offer.

Older garages are also where the big repair bills tend to hide. Concrete and waterproofing work is expensive and disruptive, so look in the reserve fund study for when the garage was last restored and what is planned next. If the answer is vague, ask the manager before you firm up.

Living in Armour Heights

Ridley Boulevard runs through Armour Heights, a pocket of large detached homes near Avenue Road and Wilson Avenue. The towers are one of the few condo options in a neighbourhood that is otherwise almost all houses, which is exactly why buyers who grew up nearby look here.

Avenue Road gives you a direct drive downtown, and its ramp onto Highway 401 is close, which makes this one of the better spots in midtown-north for anyone commuting by car in both directions. Earl Bales Park, with its ski hill and trails, sits to the northwest.

Shops, cafes and services are along Avenue Road and Wilson. The automatic panel on this page covers transit, schools, parks and nearby food.

Price per square foot here

The building average is about $542 per square foot. For a location between Avenue Road and Bathurst, close to the 401, that is moderate, and well below what new condos on Avenue Road or Yonge ask.

There are no suites listed for sale or rent right now. In a 108-unit building that is normal, and it is the main frustration buyers have here. Comparables can be sparse, so I often look at the sister tower at 268 and the building at 265 to price a suite.

Property tax sits outside the fee, so add it to your monthly budget. Ask for the current tax bill with the status certificate, along with the latest budget, so you know your total carrying cost before you offer.

Check the 12-month sales data on this page for what has actually traded. If you want a heads-up when a suite comes up, book a call.

Building specifications

Amenities at Ridley Boulevard I

An outdoor pool, gym, sauna and games room, with a security guard on site, covers the basics well for a 108-suite building. It is a practical package rather than a showpiece.

Jatin’s honest take on Ridley Boulevard I

Ridley Boulevard I — 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.