The Kip District is a Concert Properties master-planned community beside Kipling station, planned for five towers and roughly 1,300 homes across six acres. Two condominium phases are complete and registered; a third phase of two more towers was still in planning as of the developer’s most recent release.
I have put both phases on one page deliberately. They are marketed as one community, buyers search for “Kip District” rather than a street number, and the most important thing to understand here — that construction on the block is not finished — applies to both equally. Where the two buildings differ, the comparison table below shows it.
The two completed phases, side by side
| Field | Phase 1 | Phase 2 |
|---|---|---|
| Address | 20 Thomas Riley Rd | 5365 Dundas St W / 30 Samuel Wood Way / 7–13 Thomas Riley Rd |
| Storeys | 28 (condos.ca) or 24 (strata.ca) — unresolved | 24 (both sources agree) |
| Suites | 283 | 286 (condos.ca) / 285 (strata.ca) |
| Completed | 2019 | 2023 |
| Developer | Concert Properties | Concert Properties |
| Architect | IBI Group | Not verified — see note below |
| Property management | FirstService Residential | Not published on either source |
| Corporation | TSCC-2703, registered 11 Feb 2019 | TSCC-2975, registered 20 Apr 2023 |
| Fee rate | $0.75 per sq ft | Not published on either source |
| Nearest subway | Kipling — one-minute walk | Kipling — one-minute walk |
condos.ca gives 28 storeys for 20 Thomas Riley Road, in both its specification field and its body text. strata.ca gives 24. I went looking for a third authority: the City of Toronto’s Green Standard project profile for this address confirms the developer, the architect, 283 suites and 2019 completion, but does not state a storey count, and the UrbanToronto database entry would not load.
There is a plausible explanation — 24 storeys is the figure independently attached to Phase 2, so one database may have carried Phase 2’s height onto Phase 1 — but that is a hypothesis, not a finding, and I am not going to publish a hypothesis as a fact. If the storey count matters to your decision, the condominium declaration settles it.
Phase 1 is the building with the environmental credentials
This is the part I would not have found on the condo databases at all, and it is the strongest single argument for Phase 1. The City of Toronto’s Green Standard project profile for 20 Thomas Riley Road documents:
- LEED Gold certification and Toronto Green Standard Tier 2.
- 10 electric vehicle charging stations, plus five more roughed in. This is the only confirmed EV charging I found at any building in this part of Etobicoke — and given where new-car buying is heading, it is a genuine forward-looking asset rather than a brochure line.
- 193 long-term and 44 short-term bicycle parking spaces.
- A green roof, rainwater harvesting irrigating 79% of the landscaping, ENERGY STAR appliances, sub-metered utilities, and 45.8% energy cost savings against the 1997 baseline.
- A 1,000 square metre publicly accessible space as part of the phase.
Sub-metering deserves a note. It means you pay for what you actually use rather than a flat share — good if you are frugal, less good if you are not, and either way it belongs in your monthly budget alongside the fee.
The equivalent Green Standard profile for 5365 Dundas Street West states “283 rental units” and gives a floor area identical to the 20 Thomas Riley Road profile — same unit count, same square metres. That is almost certainly a copy-paste error on the City’s own site. It also names IBI Group as architect for Phase 2, which may have been copied along with everything else. I am therefore not publishing an architect for Phase 2. Treat that City page with caution if you come across it.
The construction is not finished, and that is the main thing to weigh
Concert Properties describes The Kip District as a five-tower, six-acre community holding roughly 1,300 homes at full build-out. As of its most recent release, three towers were complete and Phase 3 — two more, one condominium and one rental — was in planning.
How I would put that to a buyer:
| What it costs you | What it buys you |
|---|---|
| More years of construction on your immediate block: noise, dust, hoarding, truck traffic, and periodic closures on Thomas Riley Road and Samuel Wood Way. | A finished neighbourhood rather than two towers marooned beside a station. Density at Kipling is the argument for better retail and better service. |
| Views on affected exposures will change. Two more towers do not stop politely short of your window. | Buying mid-build often means buying at a discount that reverses once the cranes leave — if you can hold through it. |
| Reselling while a crane is visible is harder. Buyers price what they can see. | Concert has delivered the first three phases, which is more than can be said for every master plan in this city. |
Check the current status yourself on the City of Toronto’s Application Information Centre before you offer, and ask which exposure the suite faces. I could not load the UrbanToronto entries for Phase 3, so no storey or unit counts for it are verified here.
One genuine oddity: Phase 2’s records include a rental building
strata.ca bundles four addresses into a single page for Phase 2, including 20 Samuel Wood Way. But Concert’s own release describes 20 Samuel Wood Way as a separate 233-suite purpose-built rental building — 70 of them at below-market rates — distinct from the 286-suite condominium at 30 Samuel Wood Way.
The consequence: strata.ca’s market statistics for Phase 2 are pooled across a condominium and a rental building. That is almost certainly why its price per square foot for Phase 2 came out at $952 against condos.ca’s $752 on the same day — a 27% gap. If you are handed a Kip District price-per-square-foot figure, ask which building it came from.
When I checked the two large public condo databases on 23 August 2026, they disagreed about this building’s average price per square foot by a wide margin — and that pattern held across every building I checked in this pocket of Etobicoke. The gaps ran from 18% to 27%. Two databases cannot both be right about the same building on the same day, and I have no way to tell you which one is closer. What that tells you is simple: aggregator price-per-square-foot figures are not a valuation. They are built from small samples, sometimes mixed with rental data, and they move sharply on one unusual sale. If you want to know what a specific suite is worth, ask me for the actual sold comparables and I will show you the individual transactions.
Where the two phases genuinely differ on fees
This is unusual enough to flag. For Phase 2, both databases agree — rare in itself — that air conditioning, heat, water, building insurance and common elements are included, with hydro excluded.
For Phase 1, they flatly contradict each other: one says water is included, the other says hydro, heat, air conditioning and water are all excluded. Two buildings, same developer, same block, opposite answers.
When I checked this building on 23 August 2026, the two large public condo databases — condos.ca and strata.ca — disagreed about what the monthly fee covers. That pattern held on most South Etobicoke buildings I checked, which tells me at least one of them is populating the field from individual MLS listings rather than from the corporation’s budget. Under my licence I’m not willing to publish a fee inclusion list I can’t stand behind. The only reliable source is the status certificate, which the corporation must provide within 10 days of a written request and a fee capped at $100 including HST under Ontario’s Condominium Act. Ask for it before you waive conditions, and have your lawyer read it.
Market figures, read 23 August 2026
| Figure | Phase 1 | Phase 2 |
|---|---|---|
| Price per sq ft | $743 (condos.ca) / $733 (strata.ca) | $752 (condos.ca) / $952 (strata.ca) |
| Twelve-month value change | −12.0% (condos.ca) / −10% (strata.ca) | −15.2% (condos.ca) / −23% (strata.ca) |
| Days on market | 44 (condos.ca) / 21 (strata.ca) | 33 (condos.ca) / 35 (strata.ca) |
| Twelve-month activity | 6 sold, 29 rented | 18 sold, 81 rented |
Two honest observations. First, the value declines are real and they are not small — every source shows both buildings down over twelve months. I would rather you saw that here than discovered it at an appraisal. Second, six sales in a year at Phase 1 is a very thin sample; any average built on it should be treated as indicative at best.
Both buildings are heavily tenanted — 29 rentals against 6 sales at Phase 1, 81 against 18 at Phase 2. That is the Kipling-station pattern, and it means investor competition on the rental side and slower, thinner resale comparables on the sale side.
What I could not verify
- Phase 1 storey count (28 vs 24), Phase 2 architect and property management, Phase 2 fee rate.
- Unit size ranges — Phase 1 returned three different ranges across the sources, one of them self-contradicting on the same page.
- Pet policies. condos.ca shows a “Pets” tag on Phase 1, but that is a label, not policy text.
- Amenity lists for both. Neither source rendered a complete one; what I saw includes concierge, gym, party room, media room, meeting room, guest suites, games room, bike storage and visitor parking — treat that as partial.
The takeaway
The Kip District puts you a minute from Kipling station with LEED Gold construction and real EV charging at Phase 1 — a combination almost nothing else in Etobicoke offers. Against that: values are down at both phases on every source, resale samples are thin, and two more towers are still coming on your block. That is a reasonable trade for a long-hold owner-occupier and a harder one for anyone who may need to sell inside three years. Get the declaration for the storey count, the status certificate for the fees, and check the Phase 3 application status yourself.
Thinking about this building?
Send me the unit number or the listing link. I’ll tell you what I actually know about the building, what I’d want to see in the status certificate, and whether the price makes sense against what has sold. No pitch, no obligation.
connect@jatindua.com · 437-987-1925 · Book a free consultation
Confidential. Reviewed personally and answered within 24 hours. I never share, sell or distribute your information.
Frequently asked questions
How many buildings are in The Kip District?
Concert Properties describes it as a five-tower, six-acre community of roughly 1,300 homes at full build-out. Three towers were complete as of the developer’s most recent release, with Phase 3 — two more, one condominium and one rental — still in planning. Buyers should expect ongoing construction on the block.
How tall is The Kip District Phase 1 at 20 Thomas Riley Road?
This is genuinely unresolved. condos.ca says 28 storeys and strata.ca says 24. I checked the City of Toronto’s Green Standard profile for the address as a third source; it confirms the developer, architect, 283 suites and 2019 completion but does not state a storey count. The condominium declaration is the authority.
Does The Kip District have EV charging?
Phase 1 at 20 Thomas Riley Road does: the City of Toronto documents 10 electric vehicle charging stations plus five additional roughed-in spaces, alongside LEED Gold certification and Toronto Green Standard Tier 2. It is the only confirmed EV charging I found at any building in this part of Etobicoke. EV provision at Phase 2 is unverified.
Is The Kip District close to the subway?
Yes. strata.ca describes Kipling station as a one-minute walk from both phases. The nearest surface stop is Dundas Street at Wilmar Road.
Why do Kip District price figures vary so much?
For Phase 2, strata.ca bundles four addresses onto one page including 20 Samuel Wood Way — which Concert’s own release describes as a separate 233-suite purpose-built rental building, not part of the condominium. Its market statistics are therefore pooled across a condo and a rental. That is the likely reason its $952 per square foot differs from condos.ca’s $752 on the same day. Ask which building any figure came from.
Have values fallen at The Kip District?
Yes, on every source I checked on 23 August 2026. Phase 1 showed −12.0% and −10% across the two databases; Phase 2 showed −15.2% and −23%. Note also that only six suites sold at Phase 1 over twelve months, so averages there rest on a very thin sample. Ask me for the individual sold comparables before drawing a conclusion.
Do the two Kip District phases have the same maintenance fee inclusions?
Apparently not, and it is worth asking why. For Phase 2 both databases agree that air conditioning, heat, water, insurance and common elements are included with hydro excluded. For Phase 1 they directly contradict each other on water. Only the status certificate settles it.
Sources
- City of Toronto — Toronto Green Standard project profile, 20 Thomas Riley Road. Developer, architect, 283 suites, 2019 completion, LEED Gold, EV charging stations, bicycle parking, green roof, rainwater harvesting, energy savings and the publicly accessible space. Accessed 23 August 2026.
- Concert Properties — More than 500 homes now complete in Toronto’s Kip District. The five-tower master plan, roughly 1,300 homes, three towers complete, Phase 3 in planning, and the distinction between the 286-suite condominium at 30 Samuel Wood Way and the separate 233-suite rental building at 20 Samuel Wood Way. Accessed 23 August 2026.
- condos.ca — The Kip District, 20 Thomas Riley Rd. Phase 1 storeys, suite count, property management, corporation number and registration date, fee inclusions, price per square foot, value change and days on market. Accessed 23 August 2026.
- strata.ca — 20 Thomas Riley Road, The Kip District. Phase 1 alternative storey count, maintenance fee rate per square foot, subway walking time, transit stop and twelve-month sales and rental counts. Accessed 23 August 2026.
- condos.ca — The Kip District 2, 5365 Dundas St W. Phase 2 storeys, suite count, year built, corporation number and registration date, fee inclusions, price per square foot and value change. Accessed 23 August 2026.
- strata.ca — 5365 Dundas St W, The Kip District Phase 2. Phase 2 alternative suite count and market figures, the four bundled addresses, unit mix and transit scores. Accessed 23 August 2026.
- City of Toronto Application Information Centre. Free public search of active development applications by address, for checking the current status of Kip District Phase 3. Accessed 23 August 2026.
- Condominium Act, 1998, S.O. 1998, c. 19 (Ontario). The statute governing status certificates, declarations and the prescribed maximum fee. Accessed 23 August 2026.
Related reading
- Condos near Islington and Kipling stations — the subway buyer’s guide
- Living at Cypress at Pinnacle Etobicoke, 50 Thomas Riley Road
- Living at Islington Terrace, 7 Mabelle Avenue
- Buying into a brand-new condo corporation: what to check
- What a status certificate tells you about an Ontario condo
About the author — Jatin Dua, Etobicoke real estate agent
I’m a licensed Realtor with RE/MAX Quantum Realty at 799 The Queensway in Etobicoke, a few minutes from every building on this page. I work with buyers, sellers and investors across Mimico, Humber Bay Shores, New Toronto, Long Branch, Alderwood and the Stonegate–Queensway corridor. I write these building guides the way I’d brief a client at my own kitchen table: what is documented, what isn’t, and where the published numbers disagree with each other.
Questions about a specific suite? connect@jatindua.com or 437-987-1925.