The Pavilion, 10 Kenneth Ave: Low Prices, High Fees by Yonge and Sheppard

The Pavilion is a building where the asking price is the easy part and the monthly fee is the real decision. This 1987 H&R Developments tower on Kenneth Avenue, just off Yonge near Sheppard, lists large suites at prices well below newer towers nearby, but the fee covers almost every utility and runs well over a thousand dollars a month. If the fee math works for you, the rest of the building is a sensible buy. I’m Jatin Dua, RE/MAX Quantum Realty.

A side street, a block from Yonge

Kenneth Avenue runs north from Sheppard on the east side of Yonge, and The Pavilion sits on it a short walk from the intersection. That is the appeal: you are close to the subway and the shops and offices at Yonge and Sheppard, but your front door is on a residential street rather than on Yonge itself.

It shares the street with Pavilion del Sol at 5 Kenneth Avenue, a separate 1988 building with 145 suites and its own corporation (MTCC-804, per REW). The names are similar enough that listings and searches mix them up, so check the address and corporation number before you compare fees or reserve funds.

The east side of Yonge between Sheppard and Finch has been changing street by street, with low-rise houses giving way to townhouses and towers. Check the City of Toronto development applications map for anything planned on Kenneth and the streets around it.

Living a block off Yonge is also quieter at night. Bus traffic, deliveries and late restaurants stay on the main street, while Kenneth carries mostly local traffic. Visit at rush hour and on a weekend evening to judge it for yourself.

The fee is the whole story

The fee at The Pavilion includes hydro, heat, air conditioning, water, cable TV, building insurance and parking. That is an all-inclusive structure from the 1980s, and it means one cheque covers almost everything except your internet and phone.

On the three suites for sale when I checked, fees were about $1,424 to $1,442 a month. That is high in dollar terms, and against asking prices in the $500,000 to $600,000 range, the fee is a big share of your monthly cost. Lenders count condo fees when they qualify you for a mortgage, so a high fee reduces how much you can borrow.

To compare fairly, add back what you would pay in a newer building: hydro, which can be substantial in a large suite, plus cable or streaming and often a separate parking charge. The gap narrows, but it does not vanish. Ask for the fee history in the status certificate to see how quickly it has been rising.

Layouts and the age of the building

Condos.ca did not give a suite size range for this building, and I could not find a reliable published figure, so measure or check the floor plan of any suite you consider. Two-bedroom-plus-den plans appear to be a common format, which points to generous family-size layouts typical of the late 1980s.

Older plans like these usually give you a separate kitchen, a defined dining area, larger bedrooms and more storage than new towers. That suits buyers moving from a house. It also means many suites will need updating, from kitchens and bathrooms to flooring and in-suite heating and cooling units.

At almost 40 years old, the building is into its second major renewal cycle. Windows, balconies, elevators, the garage and the central heating and cooling plant are the expensive items, and the reserve fund study shows when each is scheduled and whether the money is there.

Amenities and building services

Condos.ca lists an indoor pool, a sauna, bike storage and a security guard with a security system. Listing descriptions for the building also mention a gym, a squash court, a golf room, a party and meeting room, a games room, a library, a barbecue area with lawn and visitor parking, along with 24-hour concierge.

Those listing descriptions are written by sellers’ agents, so confirm what is actually running before you count on it. In a building of this age, some rooms get repurposed, and pools and courts can close for repairs.

Listings also note a level, ramped entrance with curb ramps, which is worth knowing if you are buying for a parent or planning to age in place.

What The Pavilion costs

When I checked, three suites were for sale, asking between $499,000 and $625,000, with no suites listed for rent. For a large suite a short walk from Yonge and Sheppard, those are low asking prices, and the reason is mostly the fee. For what has actually sold, see my building sold report.

Think of the purchase in total monthly cost. A lower price with a fee around $1,400 can cost about the same each month as a higher-priced newer suite with a lower fee plus separate hydro and parking. Run both scenarios with your mortgage rate before you decide which is cheaper.

The upside of buying where the fee is high is that utility costs are already in your budget and the price you pay is lower. The risk is that the fee keeps rising faster than prices, which squeezes resale value. The fee history and reserve fund study are the two documents that tell you which way this building is heading.

A rough rule I use with clients: every $100 a month of extra fee reduces what you can borrow by a meaningful amount at today’s rates. On a fee this size, that can be the difference between qualifying and not, so speak to your lender with the actual fee in hand before you write an offer.

Building specifications

Amenities at The Pavilion

An indoor pool and sauna in an 18-storey building is a real perk, and the squash court, games room and library give it the feel of an older club-style tower. For daily life, the bigger benefit is the staffed front desk and a quiet side-street entrance a short walk from Yonge.

Jatin’s honest take on The Pavilion

The Pavilion — frequently asked questions

Looking at Willowdale, Yonge & Sheppard, Bayview Village and North York Centre more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.