Sovereign Court, 1111 Steeles Ave W: A 54-Suite Mid-Rise at Bathurst

Sovereign Court is the building I suggest when a buyer likes Bathurst and Steeles but does not want a 200-suite tower. It has seven storeys and 54 suites, sits between the much larger Primrose Towers, and bundles hydro and heat into the fee. You give up the pool and tennis next door for a smaller community, and you should know which matters more to you before you buy. I’m Jatin Dua, RE/MAX Quantum Realty.

The small building in a row of big ones

Steeles Avenue West just west of Bathurst is lined with towers. The three Primrose Towers at 1101, 1121 and 1131 Steeles each have between about 190 and 215 suites and rise 16 or 17 storeys, according to condos.ca. Sovereign Court, at 1111, sits in that row with seven storeys and 54 suites.

That difference in scale changes daily life. Fewer suites means fewer people at the elevator, a board and owners who tend to know each other, and decisions that involve a small group. It also means each owner’s share of a big repair is larger, because there are only 54 suites to divide it among.

Small buildings also trade less often. With few sales a year, the price evidence for this building alone is thin, and the Primrose Towers become the natural comparison.

Small mid-rises from this era are less common in Westminster-Branson than towers, which is part of the appeal. A seven-storey building tends to feel closer to a low-rise apartment than to a high-rise, with shorter elevator waits and a lobby where you will recognise most faces within a few months. For some buyers, especially older owners coming out of a house nearby, that matters more than any amenity list.

Suite sizes and what to confirm

Condos.ca records suites here from about 570 to 1,076 square feet. That points to a mix of one-bedrooms and two-bedrooms rather than the very large plans found in some of the area’s towers.

A mid-rise from 1979 often has wider, shallower layouts than a modern tower, but I would not assume anything about ceiling heights or balconies without seeing the suite. Ask for the floor plan and the measured size, and check what the renovation history looks like, because original kitchens and bathrooms are still found in buildings of this age.

Parking is part of the fee according to condos.ca. Confirm how many spaces and whether a locker come with the suite you are looking at.

A fee that covers the utilities

Condos.ca lists heat, hydro, air conditioning, water, building insurance and parking in the fee. That is a broad set of inclusions, close to what the Primrose Towers list, though those towers also list cable TV and Sovereign Court does not.

When you compare this fee with a newer building’s, add back the hydro bill and the parking charge the newer building leaves out. For many buyers, the all-in monthly number here comes out lower than it first looks.

One detail needs clarifying. Condos.ca lists the manager as “York Condominium Corporation”, which is the name of the corporation itself rather than a management company. That may mean the building is self-managed, or it may be a gap in the data. Ask who manages the building day to day, because in a small building the quality of management makes a big difference.

What is changing around Bathurst and Steeles

This is an established community with towers, townhouse complexes and houses, and Steeles is the boundary with Vaughan, so shopping on the north side of the street is part of everyday life here.

The neighbourhood is starting to attract proposals. UrbanToronto reported in June 2026 on an application at 6200 Bathurst Street, at Bathurst and Fisherville Road, just south of here, for two rental towers of 39 and 43 storeys with about 1,021 units. The same report lists other proposals in the area. None of these are approvals yet.

UrbanToronto also places that site about 2.5 kilometres west of the planned Steeles station on the Yonge North subway extension and near a planned Steeles Avenue West bus rapid transit corridor. If those projects arrive, this stretch of Steeles becomes better connected. The panel beside this review shows the transit options available today.

Pricing against the Primrose Towers

Condos.ca puts the average at about $472 per square foot. That is higher than the Primrose Towers next door, which average about $383 to $405, and higher than The Courtlands towers on Fisherville at about $420.

Part of that premium is the small-building factor, and part may simply be a thin data set with few sales. I would not pay more per foot here unless the suite, the condition and the building’s finances justify it. There were no active listings when I checked, so I have no asking range to give you.

Line up the inclusions when you compare. Sovereign Court and the Primrose Towers both list hydro, heat, air conditioning and parking in the fee on condos.ca, so the fee comparison between them is fairer than usual. The difference is cable, which the towers list and Sovereign Court does not, and the amenities the towers have to run and eventually replace.

For real numbers, use the 12-month trading data in the panel beside this review, and ask me for a building sold report that compares Sovereign Court with the Primrose Towers. With so few sales in a 54-suite building, the comparison is the most useful number you will get.

Building specifications

Amenities at Sovereign Court Condominium

Sovereign Court is not an amenity building: condos.ca lists a parking garage, visitor parking and a security system. That keeps the operating budget simpler than at the pool-and-tennis towers next door, which suits owners who would rather not pay for facilities they will not use.

Jatin’s honest take on Sovereign Court Condominium

Sovereign Court Condominium — 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.