The Code Condos, 6 Parkwood Ave: Hariri Pontarini on Churchill Park

The Code is the building I show buyers who want a newer mid-rise in the Forest Hill and St. Clair West pocket but do not want a tower. It is nine storeys of brick and metal by Hariri Pontarini, it looks south over Sir Winston Churchill Park, and its fee still covers heat, cooling and parking. The view is the reason most people come; the suite plan is the reason they stay or walk away. I’m Jatin Dua, RE/MAX Quantum Realty.

A park view that development cannot take away

The site sits on the north side of St. Clair West, directly across from Sir Winston Churchill Park, which runs along the south side of the street above the Nordheimer Ravine. Because the park is in front of the building and the land falls away to the south, the upper suites look over treetops to the downtown skyline.

When UrbanToronto toured the building during construction, the point it made was that a park cannot be built on, so the south outlook is about as protected as a Toronto view gets. That is the single biggest difference between The Code and the newer towers further east on St. Clair, where the next approval can change what you see.

The trade-off is that north-facing suites look back into Forest Hill’s low-rise streets rather than at the park. That is a perfectly pleasant view, but it is not the one in the marketing, and it should be priced differently. Know which side you are buying.

Designed to step down into Forest Hill

Hariri Pontarini wrapped the building in brick and brushed metal with a mixed curtain wall and window wall system, and the massing terraces down toward the houses to the north. The developers told UrbanToronto they wanted the feel of the firm’s office building on Charles Street West, and neighbours pushed for a modern design over a traditional one.

Neighbours also asked for no shops at grade, and the developers dropped the retail they had planned. So instead of a storefront podium, the base is lined with 10 two-storey townhomes, each with its own door to the street, and the lobby sits on the Parkwood side. The site itself replaced a seniors residence project that never went ahead.

Those terraces are worth understanding as a buyer. Setback floors usually mean larger outdoor space on the upper levels, and they also mean some suites have sloped or stepped exterior walls that affect furniture placement. Walk the actual suite rather than relying on a floor plan.

Who the layouts were built for

The developers aimed the building at two groups at once: young couples buying their first midtown condo and long-time Forest Hill and Casa Loma residents downsizing out of a house. The suite range shows it, from about 413 sq ft at the small end to about 1,699 sq ft for the largest plans.

The two-storey townhomes are the scarce product here. They give you a private street entrance and a house-like layout with the building’s concierge, gym and parking behind you, which is exactly what many downsizers ask me for and rarely find on St. Clair West.

At the small end, a 400-square-foot suite in a nine-storey boutique building is a different purchase from a 400-square-foot suite in a tower. There are fewer comparable sales, so pricing can swing more, and resale depends heavily on the view. If you are buying small here, buy south.

Daily life on this stretch of St. Clair West

The park is the daily amenity: running paths, tennis courts, a toboggan hill in winter and the ravine trail heading down toward Casa Loma and the Spadina steps. The St. Clair streetcar runs past the front door.

If you drive, Spadina Road and Avenue Road both run north and south within a few minutes of the door. Parking is in the fee rather than an extra monthly charge, and the building has visitor spaces, which matters on a residential street like Parkwood where guests need somewhere to go.

For groceries and errands, the Loblaws on St. Clair West and the shops along Spadina are close, and Forest Hill Village is a walk to the northwest. This stretch is quiet by design, which is why the neighbours fought off retail at grade. Transit times, schools and Walk Score are in the data panel on this page.

Pricing and fees at 6 Parkwood

Condos.ca puts the building average at about $968 per square foot. That is close to The Westclair at 47 St. Clair West (about $922) and well above The Dunvegan a few blocks east, which reflects the age gap: The Code is a 2017 building and most of its neighbours on this stretch date from the 1970s and 1980s.

The fee structure helps the comparison. Heat, air conditioning, water and parking are all included, which is less common in a building this young. When you compare it with a newer tower where parking is a separate charge and heating and cooling are on your own meter, add those costs back before you decide which is cheaper.

When I checked, two suites were for sale, both larger plans with a den, asking between about $1.25 million and $1.32 million, with monthly fees in the range of roughly $1,520 to $1,950. One suite was offered for lease.

Asking prices are not sale prices. If you want the recorded resale history here, ask me for the building sold report.

Building specifications

Amenities at The Code Condos

The amenities sit together on the second floor: a gym and lounge opening onto an outdoor terrace. It is a small, practical package for a boutique building, and with Churchill Park across the street, most residents do not need more.

Jatin’s honest take on The Code Condos

The Code Condos — frequently asked questions

Looking at Yorkville, the Annex and Midtown more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.