Three 7 Condos and Lofts, 6063 Kingston Rd: 30 Suites, Water Included

Three 7 Condos and Lofts is one of the smallest newer condominiums in east Scarborough: 30 suites, registered in 2015, on Kingston Road at the edge of Centennial. It offers something hard to find out here, a newer building with parking and water in the fee, at a scale where you will know your neighbours. Small has costs too, and I will walk you through them. I’m Jatin Dua, RE/MAX Quantum Realty.

A boutique low-rise in a townhouse neighbourhood

Three 7 is a small, low-rise condominium of 30 suites, a scale that sits between a townhouse complex and a mid-rise. Newer condominium buildings of any kind are scarce on this stretch of Kingston Road. Condos.ca groups it under 6051 to 6063 Kingston Road, so the complex spans more than one street number.

The name includes lofts, and buyers often assume that means two-storey suites or high ceilings. I could not find floor plans or a developer description to confirm the suite formats, so ask the listing agent for the plan and the ceiling height of the specific suite, and check whether a loft level counts in the registered square footage.

Because the complex spans several street numbers, listings may show different civic addresses for suites in the same corporation. Check that the legal description on the agreement of purchase and sale names TSCC-2423, and that the parking space and any locker are listed in it by their registered unit numbers, not just by a sticker on the wall.

Lillian Heights Developments is the developer of record. I found no other completed projects under that name, which is common for small infill builders who set up a company for a single site. That makes the corporation’s own documents, rather than the builder’s reputation, the thing to judge.

Water in the fee, and why that matters here

Condos.ca lists common elements, building insurance, parking and water as included. Water is the inclusion that stands out. In many small low-rise and townhouse condos on this strip, water is metered to each home, so having it bundled makes the fee look higher on paper while your total monthly cost may come out lower.

Heat and hydro are not on the inclusions list, so expect to pay those yourself. When you compare Three 7 against an older townhouse complex nearby, add utilities to both fees and compare totals, not headline numbers.

Parking is included too. Confirm on the status certificate whether each suite has an owned space, an exclusive-use space or an assigned space, because that affects resale and whether you can rent the space out.

The small-corporation question

With 30 suites, each owner carries about one-thirtieth of every repair. The building is only 11 years old, so the large items, such as roofing, building envelope and paving, are still some way off. The question is whether the reserve fund is being built steadily now or whether the board kept fees low early on.

Look at the most recent reserve fund study and see whether contributions rise gently or jump in a few years. A sharp future increase in a building this small can add a meaningful amount to each owner’s fee. Read the board minutes too; in small buildings they tell you quickly whether there are recurring water, noise or parking issues.

Ask who the property manager reports to and how often they are on site. Small buildings often get part-time management, which is fine when the board is engaged, but it means owners notice problems before the manager does. The minutes will show how quickly repairs get approved.

Rental and pet rules sit in the declaration and by-laws. I have not seen them, so read them before you buy if either matters to you.

Living on this stretch of Kingston Road

Three 7 sits on the edge of Centennial Scarborough, a neighbourhood of mostly mid-century detached homes with a newer pocket in the northeast. This part of Kingston Road is a car-oriented commercial strip, so most errands are a short drive.

Green space is the trade you get for that. Colonel Danforth Park, a wooded ravine valley, runs along the western edge of the neighbourhood, with an access point off Old Kingston Road west of Meadowvale Road, and Adams Park on Lawson Road has sports fields and a playground. The plazas on Lawson Road and at Port Union and Lawrence cover groceries and services, and Highway 401 is reached from Port Union Road.

Kingston Road carries steady traffic, so the side of the building a suite faces matters. Suites facing the road get more noise and more light; suites facing away are quieter. Visit at rush hour and listen with the windows open before you decide.

A short walk east is 6157 Kingston Townhomes, a 32-home townhouse complex from 1992. Comparing the two is useful: one is a newer small building with more included in the fee, the other an older townhouse format with more space and older components.

How I would price a suite here

There were no active listings when I reviewed the building, and with only 30 suites, sales are infrequent. A single sale can move the building’s median a long way, so treat any one number with caution. The data panel on this page shows what has actually traded.

I price suites here against other small, newer low-rise buildings in east Scarborough and against the older townhouse condos along Kingston Road, adjusted for size, parking, outdoor space and whether a loft level is included. Newer construction and water in the fee justify some premium over a 1990s townhouse, but not an unlimited one, because the townhouse usually offers more space.

If you are selling, the scarcity works for you. Buyers who want a newer building in this part of Scarborough have very few choices, and a well-presented suite with clear documents tends to stand out.

Building specifications

Amenities at Three 7 Condos and Lofts

The amenity list is short: visitor parking and bike storage. That keeps operating costs down, which matters in a building with only 30 owners to share them.

Jatin’s honest take on Three 7 Condos and Lofts

Three 7 Condos and Lofts — frequently asked questions

Looking at Scarborough Bluffs, West Hill, Guildwood, Woburn, Malvern and Rouge more broadly? Start with my Toronto community guide — the neighbourhoods, what each pocket is like, and how they compare.