BSN Condos, 35 Hayden St: Brick-and-Glass Tower Between Charles and Hayden

The Bloor Street Neighbourhood, or BSN, is the brick-and-glass tower across Charles Street from Casa, and buyers often see the two on the same day. Cresford finished both in 2010, but they are very different buildings: BSN is shorter, more traditional in look, has an indoor pool instead of an outdoor one, and has averaged less per square foot. If you want Yonge and Bloor without an all-glass tower, start here. I’m Jatin Dua, RE/MAX Quantum Realty.

A through-block tower with a traditional face

Start with the name, because it confuses people. Despite the branding, the building is not on Bloor Street. It sits a short block south, on Hayden and Charles, which is actually a benefit: you get the Bloor address in spirit without the noise and crowds of the Bloor sidewalk under your window.

BSN sits on a site that runs from Charles Street East north to Hayden Street, and it has addresses on both: 38 Charles Street East and 35 Hayden Street. A covered walkway connects the two streets, which residents and neighbours treat as a useful shortcut toward Bloor.

Northgrave Architecture designed the tower with a brick-and-glass exterior, and Cresford marketed it with a classic, New York apartment-house feel and a double-height lobby. It is a deliberate contrast to the all-glass Casa across Charles, also by Cresford.

Not everyone loved the result. When the building was rising, UrbanToronto forum members were openly critical of the base cladding, especially in comparison with Casa. Architecture is a matter of taste; the practical point is that brick-and-glass towers often age differently from full curtain-wall towers, and buyers should look at the condition of the facade and the reserve fund plan for it.

Suites, ceilings and finishes

Suites range from about 386 square feet to roughly 1,962, so the building runs from studios to large two-plus-dens near the top. Current listings lean heavily toward one-plus-dens, which seem to be the core of the suite mix.

Building profiles describe nine-foot ceilings, engineered hardwood floors and granite counters in the original finishes. Those were solid choices in 2010 and many suites have been updated since, so price each suite on its condition rather than the building’s original spec sheet.

With 349 suites over 32 floors, floor plates are moderate in size. Higher suites facing north toward Bloor or south over the lower buildings along Charles get the best light; suites facing Casa directly across the street trade on privacy, not views.

The large suites near the top are the ones I watch most closely. Two-plus-dens close to 2,000 square feet are rare at Yonge and Bloor outside the luxury towers, and they trade at a meaningful discount to newer buildings. For a downsizer or a family who wants to stay central, that gap is the opportunity here.

The fee inclusion question

This is the one thing I would resolve before writing an offer. Condos.ca lists heat, air conditioning and water among the fee inclusions. A separate building profile says only water is generally included and that hydro, heat and cooling are billed separately.

Both could be partly right; some buildings bill heating and cooling through sub-meters while listing them as common services. The way to settle it is the status certificate, the corporation’s budget and a few months of the seller’s utility bills. On a 700-square-foot suite, the answer can easily be worth $50 to $100 a month.

Parking is not listed as included in the fee, so confirm whether a suite comes with a space and locker, and whether either is owned or rented.

Living between Yonge and Church

Hayden Street is a short, quiet street just south of Bloor, and Charles is a residential street of towers. From here you are a few minutes from Yonge and Bloor, the Bloor Street shops, Yorkville across Yonge, and the Church-Wellesley Village to the south-east.

Like most buildings this close to Yonge and Bloor, BSN has a strong rental market, and there are usually a few suites listed for lease at any time. That brings more move-ins and move-outs than in an owner-heavy building. The panel on this page shows the actual owner and renter mix.

This block has been one of the most active construction zones in the city since 2010, with Casa II, Casa III and several other towers built nearby. Expect busy sidewalks and the occasional crane. The panel on this page covers transit, Walk Score and nearby parks.

Price per square foot and what is listed now

BSN averages about $800 per square foot. That puts it below Casa across the street, at about $878, and well below the newer towers at Yonge and Bloor. For a 2010 building this close to the intersection, it is one of the more reasonable entry points.

Fees across current listings work out to about $1.04 per square foot. That is mid-range for a building with an indoor pool and guest suites. Whether it is good value depends on the inclusion question above: with heat and cooling included, it is fair; without them, it is on the high side.

At the time of writing there were four active listings asking from $528,000 to $1,020,000, three of them one-plus-dens and one a two-plus-den, with monthly fees from $699 to $1,180. There were also four suites listed for lease. My building sold report can show what has actually traded here.

Building specifications

Amenities at The Bloor Street Neighbourhood (BSN)

An indoor pool and hot tub, a rooftop deck and guest suites make this a full-service building, which is what you expect at this location. The indoor pool is usable year-round in any weather, which some buyers prefer over Casa’s outdoor pool. The billiards room and catering dining room are useful if you host.

Jatin’s honest take on The Bloor Street Neighbourhood (BSN)

The Bloor Street Neighbourhood (BSN) — frequently asked questions

Looking at Church–Wellesley, Corktown, Moss Park and Cabbagetown more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.