Published 19 October 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
Building at a glance · Don Valley Village
Vivo Condos in one look.
128 Fairview Mall Dr, Toronto
Built
2018
Storeys
17
Suites
207
Developer
FRAM + Slokker
Corporation
TSCC-2684
Walk Score
89
Free · about 45 seconds · no obligation
What is your unit at Vivo Condos worth today?
Floor, exposure, parking and this building’s own recent sales move the number. Your estimate appears instantly, and a written CMA from me is one tap after.
- Uses this building’s own recent sales
- Adjusts for floor, view and parking
- Your number appears instantly
How you get around
Scores from Walk Score®
Walk Score
Very Walkable
Transit Score
Excellent Transit
Bike Score
Bikeable
Transit, nearest first
- 10Van HorneTTC bus0.3 km
- 169HuntingwoodTTC bus0.3 km
- 25Don MillsTTC bus0.3 km
- 4Don Mills stationLine 4 Sheppard0.5 km
- GOOriole GORichmond Hill line2.2 km
Distances are straight-line from the building.
How far is everything?
From the front door, in kilometres.
Schools for this address
Public schools from the TDSB school locator, checked 18 October 2026. Boundaries change: confirm with the board before you buy.
ElementaryJK–5
Kingslake Public School
90 Kingslake Rd, North York
0.5 km · ~8 min walk
Zoned for this address
High schoolGr 9–12
Georges Vanier Secondary School
3000 Don Mills Rd, North York
0.6 km · ~9 min walk
Zoned for this address
Catholic elementary
St Timothy Catholic Elementary School
0.7 km · ~11 min walk
Nearest, confirm zoning
Catholic elementary
St Kateri Tekakwitha Catholic Elementary School
0.9 km · ~14 min walk
Nearest, confirm zoning
Catholic secondary
Senator O'Connor College School
3.9 km
Nearest, confirm zoning
French-language · Viamonde (public)
Ecole Elementaire Paul Demers
2.2 km
Nearest, confirm zoning
Catholic (TCDSB) and French-language schools shown are the nearest to the building, not confirmed zoning. Check the TCDSB school locator, Viamonde or MonAvenir.
By the numbers
What units at Vivo Condos actually trade for
| Unit type | Sold | Median price | Leased | Median rent |
|---|---|---|---|---|
| Studio | 0 | too few | 8 | $1,850/mo |
| 1 bed | 3 | $455,000 | 32 | $2,125/mo |
| 2 bed | 0 | too few | 12 | $2,675/mo |
Table covers the last 24 months. TRREB MLS® System aggregates; a median is shown only with 3 or more deals, and sizes come from listing ranges. Not an appraisal: get an estimate for your unit.
Living here
Renters, Airbnb and elevators at Vivo Condos
Do mostly owners or renters live here?
Renter-heavy building. Of 99 deals here in the last 24 months, 89 were leases and 10 were sales. A high lease share usually means more investor owners, more move-ins and a deeper pool of rental comparables.
Can you Airbnb a unit at Vivo Condos?
No active City registrations here right now. In Toronto you can only host in your principal residence, a whole unit for at most 180 nights a year, with a $390 yearly registration and 6% accommodation tax. You cannot buy here to run it as a full-time Airbnb. Check the condo’s rules in the status certificate before you count on it.
How reliable are the elevators?
Ontario requires residential buildings to report any elevator outage lasting 48 hours or more, and this address has none on record. Elevators still need modernizing every 25 to 30 years, so check the reserve fund study for the date.
Sources: TRREB MLS® System lease and sale counts; City of Toronto short-term rental registrations (Open Data, 18 Oct 2026); TSSA Residential Elevator Availability portal.
Before you buy here
Five things the listing will not tell you about Vivo Condos
- Reserve fund health. Ask for the latest reserve fund study and its date. A thin fund in an older building usually means fee jumps or a special assessment.
- Special assessments and big repairs. Check the status certificate for planned levies and for balcony, garage, window or elevator work.
- Insurance deductible. Find the corporation’s deductible for water damage. If it is higher than your own policy covers, raise your coverage before closing.
- Fee trend. Compare this year’s budget with last year’s. Rises of 2–5% a year are typical; bigger jumps need an explanation.
- Lawsuits and rules. Look for legal claims against the corporation, and for rules on pets, short-term rentals and leasing.
Send me the status certificate and I will flag anything that matters before your conditional period runs out.
Get my status certificate reviewedWatch this building
Know the moment a unit at Vivo Condos lists or sells.
Portals tell you a listing exists. I tell you whether it is priced right for this building, which stack it is in, and what the last comparable unit actually went for.
- New listings for sale or rent here
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Building alerts
Takes about twenty seconds.
Eat, drink and shop nearby
Within about a 10-minute walk.
Coffee
Cotti Coffee
0.2 km · ~3 min walk
Indian
Amaya Real Indian Food
0.2 km · ~3 min walk
Burgers
Bingz Crispy Burger
0.2 km · ~3 min walk
Restaurant
Bourbon St Grill
0.2 km · ~3 min walk
Caribbean
Butter Chicken Roti
0.2 km · ~3 min walk
Bakery
Danish Pastry House
0.2 km · ~3 min walk
Places from OpenStreetMap. Check hours before you go.
Parks nearby
- Allenbury Park
- Godstone Park
- Oriole Park - North York
Nearest grocery
T & T Supermarket
0.2 km · ~3 min walk
Prices: TRREB MLS® System aggregate medians for 128 Fairview Mall Dr, last 12 months (updated 18 October 2026), compiled by Jatin Dua, Broker of Record, RE/MAX Quantum Realty Inc., Brokerage; deemed reliable, not guaranteed. Schools: TDSB school locator; Catholic and French schools: nearest by distance. Transit and scores: Walk Score® and TTC/GO station locations. Nearby places: OpenStreetMap. Distances are straight-line estimates.
Vivo Condos is a small-suite tower that exists because of a public housing rebuild, and that history explains most of what you get here: a new park, a mixed community and some of the smallest condo suites in the Fairview Mall area. It is an entry-level building, and I would judge it as one. I’m Jatin Dua, RE/MAX Quantum Realty.
Quick answer
Vivo Condos is a 17-storey, 207-suite condominium at 128 Fairview Mall Drive in the Don Valley Village area of North York, listed on this site under Willowdale, Yonge & Sheppard, Bayview Village and North York Centre. It was built by FRAM + Slokker, designed by CORE Architects and completed in 2018, along with a small cluster of townhomes. The condominium corporation is TSCC-2684, registered on 15 October 2018, and condos.ca lists FirstService Residential as the manager. Suites range from about 330 to 830 square feet. Condos.ca lists air conditioning, building insurance, common elements, heat and water as included in the maintenance fee.
Vivo Condos at a glance
Part of the Allenbury Gardens rebuild, designed by CORE
Condos.ca ties this building to the redevelopment of Allenbury Gardens, a Toronto Community Housing site on the north side of Fairview Mall Drive, and describes it as the third building in the multi-phase project, which FRAM + Slokker undertook in partnership with Toronto Community Housing.
The model is common in Toronto’s housing revitalizations: a private builder sells market condos on part of the land, and that revenue helps pay for new social housing on the rest. Here, the Toronto Community Housing side includes a 10-storey apartment building and eight three-storey townhouse blocks, with affordable and market-rate rentals, which UrbanToronto lists as completed in 2023.
The result is a genuinely mixed-income neighbourhood with new buildings, new streets and a new public park. For buyers, that means a newer setting than most of the 1960s and 1970s apartment stock around Fairview Mall, with the community still settling in.
CORE Architects designed Vivo and its sibling towers, with interiors by U31. UrbanToronto groups Vivo with Soul and Connect as the condo towers of the project, at 16 to 18 storeys, with a fourth, 23-storey building proposed at the east end of the site.
Condos.ca notes a green roof on the building and a new community park designed for both active and passive use. A park delivered as part of the project is a real advantage over buildings that only face parking lots or arterial roads, especially for owners with dogs or young children.
Condos.ca also describes a small cluster of townhomes alongside the tower. If you are looking at one of those, confirm how its fee, entrance and responsibilities differ from a suite in the tower.
Check the corporation number: two buildings carry the Vivo name
Here is something that trips buyers up. Condos.ca lists this 2018 building at 128 Fairview Mall Drive as Vivo, under TSCC-2684. It also lists a separate, newer Vivo at 180 and 245 Fairview Mall Drive, a 213-suite building registered in 2021 under TSCC-2884. UrbanToronto, meanwhile, lists the project towers as Soul, Connect and Vivo, without tying each name to an address.
I could not confirm from published sources which marketing name belongs to 128 Fairview Mall Drive, and some of the project description condos.ca attaches to it may describe the wider development rather than this building alone. So when you compare listings, sale history or fees, go by the address and the corporation number, TSCC-2684, not the name. The same goes for the status certificate: make sure it is for the right corporation.
Thinking about buying or selling here?
I work this area every week and I will give you a straight answer, including when the answer is to wait. No pressure, and no drip campaign you cannot get out of.
Call or text 833-330-1925 Send me a message
Jatin Dua, Broker of Record — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Some of the smallest suites in the area
Condos.ca lists suites from about 330 to 830 square feet. That bottom figure is very small: at 330 to 499 square feet, you are looking at studios and compact one-bedrooms where every metre of wall space matters.
Small suites have a clear market. They suit a single first-time buyer, a student or young professional, or an investor targeting tenants who want to be near Fairview Mall and the subway. They are much harder to live in as a couple long term, and they tend to appreciate more slowly than larger plans when the market turns.
If you are buying to live in, I would steer you toward the larger one-bedroom-plus-den or two-bedroom plans at the upper end of the range. They are fewer, but they are the suites that keep their appeal as your needs change.
Living near Fairview Mall
Daily life here revolves around Fairview Mall, Don Mills subway station and the Highway 401 and 404 interchange nearby. The automatic panel on this page shows the transit, schools and nearby food and parks, so I will not repeat them here.
The area is filling in. UrbanToronto lists a further 23-storey building proposed at the east end of the Fairview Park site, and ELAD Canada’s Emerald City community to the south has added several towers over the past decade. Expect more neighbours and more construction for some time.
Pricing and fees: small suites change the maths
Condos.ca puts the building’s average at about $734 per square foot. That is close to Colours of Emerald City on Forest Manor Road at about $745 and below The Park Club at about $783, so Vivo is priced in line with this part of North York.
When I checked, three suites were listed for sale, asking from $418,000 to $549,000, with fees from about $500 to $716 a month. Condos.ca’s per-square-foot fee figure for those listings is unusually high, around $2, because the smallest suites push it up. Very small suites always look expensive per square foot, because elevators, concierge and insurance cost the same regardless of suite size. What matters to you is the monthly total: the fee plus hydro and any parking charge, against what the same money would rent.
Read the inclusions too. Heat, water and air conditioning are in the fee, but condos.ca does not list parking, so if a suite comes with a space, confirm whether it carries a separate charge. For recent sale figures here, I can prepare aggregates in a building sold report.
Building specifications
| Building name | Vivo Condos |
| Address | 128 Fairview Mall Drive, Toronto |
| Developer | FRAM + Slokker, in partnership with Toronto Community Housing |
| Architect | CORE Architects |
| Interior design | U31 |
| Storeys | 17 |
| Total suites | 207, plus a small cluster of townhomes |
| Year completed | 2018 |
| Condo corporation | TSCC-2684 |
| Registered | 15 October 2018 |
| Property management | FirstService Residential (per condos.ca) |
| Suite sizes | About 330 to 830 sq ft |
| Fees include | Air conditioning, building insurance, common elements, heat and water |
Amenities at Vivo Condos
The amenity package is modest: condos.ca lists a concierge, a gym, a party room and visitor parking, plus the green roof. There is no pool, which keeps operating costs down, and the new public park next door does some of the work a larger amenity floor would otherwise do.
Jatin’s honest take on Vivo Condos
Who this building suits
First-time buyers who want to own rather than rent near Fairview Mall and the subway, and investors targeting single tenants. It also suits buyers who value a newer building and a new park over a large amenity package.
What I’d want you to check
Read the status certificate and reserve fund study, and ask about any shared-facilities agreements with the neighbouring buildings on the Allenbury Gardens site, since shared roads, garages or park maintenance can carry costs. Confirm whether parking and lockers are included or billed separately. At about eight years old, ask whether a performance audit was completed and whether builder deficiency claims were resolved, and check the fee history.
The value question
At about $734 a square foot, Vivo is fairly priced for the area, and the smallest suites offer one of the lower entry points to owning a newer condo near Fairview Mall. The weakness is the high fee per square foot on those small suites, which hurts rental returns. For a first-time owner-occupier, I think the larger plans here are good value; for an investor, I would run the numbers on the fee before anything else.
Free building report: Vivo Condos
Send me your email and I’ll put together a current report on Vivo Condos — real sold comparables, what’s listed right now, and what the maintenance fees actually cover.
- Every sale in the building over the last 12 months
- Current active listings and asking prices
- Maintenance fee breakdown and what’s included
- My read on which exposures and floors hold value
Tell me what you are planning
Three quick answers so I come back with something useful, usually the same day.
Thinking about buying or selling here?
I work this area every week and I will give you a straight answer, including when the answer is to wait. No pressure, and no drip campaign you cannot get out of.
Call or text 833-330-1925 Send me a message
Jatin Dua, Broker of Record — RE/MAX Quantum Realty Inc., Brokerage. Not intended to solicit buyers or sellers currently under contract with another brokerage.
Vivo Condos — frequently asked questions
Who built Vivo Condos?
FRAM + Slokker built Vivo, and CORE Architects designed it. It was completed in 2018.
How is Vivo connected to Toronto Community Housing?
Condos.ca describes Vivo as the third building in the multi-phase Allenbury Gardens project, which FRAM + Slokker undertook in partnership with Toronto Community Housing.
How many storeys and suites does it have?
Vivo has 17 storeys and 207 suites, plus a small cluster of townhomes.
How big are the suites?
Condos.ca lists suites from about 330 to 830 square feet, so many are studios or compact one-bedrooms.
What does the maintenance fee include?
Condos.ca lists air conditioning, building insurance, common elements, heat and water. Parking is not on that list, so confirm whether it is billed separately.
What amenities are there?
Condos.ca lists a concierge, a gym, a party room and visitor parking. The building also has a green roof, and a new public park was built as part of the project.
Is there a pool?
No pool is listed for Vivo. If a pool matters, Colours of Emerald City and The Park Club to the south both list indoor pools on condos.ca.
Who manages the building?
Condos.ca lists FirstService Residential. Confirm the current manager in the status certificate.
Is this the same building as Vivo at 180 Fairview Mall Drive?
No. Condos.ca lists that as a separate 213-suite building registered in 2021 under TSCC-2884. This building at 128 Fairview Mall Drive is TSCC-2684, so check the corporation number on any listing.
Who does Vivo suit?
First-time buyers and investors looking for a smaller, newer suite near Fairview Mall at a lower entry price.
How much do condos at Vivo Condos sell for?
Over the last 12 months the median resale at Vivo Condos was $467,500, across 4 sales. The typical unit sold in 26 days at about 96% of the asking price.
How much is rent at Vivo Condos?
The median lease at Vivo Condos over the last 12 months was $2,200/mo, from 53 leases. Units typically leased in 24 days.
What does each unit type cost at Vivo Condos?
Over the last 24 months: Studios rented for $1,850/mo; One-bedrooms sold for a median $455,000 and rented for $2,125/mo; Two-bedrooms rented for $2,675/mo. Each median uses three or more deals.
What rental yield does Vivo Condos offer an investor?
At a median price of $467,500 and a median rent of $2,200 a month, the gross yield is about 5.6%, before maintenance fees, property tax, insurance and mortgage interest. Net cash flow depends on the fee and your down payment, so run the numbers for the exact unit.
Do mostly owners or renters live at Vivo Condos?
Mostly renters. Of the deals here in the last 24 months, 90% were leases and 10% were sales.
Can you Airbnb a unit at Vivo Condos?
Only in limited cases. Toronto allows short-term rentals only in your principal residence, a whole unit for at most 180 nights a year, with a $390 yearly City registration and 6% accommodation tax. The City’s register shows no active short-term rental registrations at this address. The condo’s declaration and rules can ban short stays outright, so check them in the status certificate.
Has Vivo Condos had elevator outages?
None on record. Ontario requires residential buildings to report elevator outages of 48 hours or more to TSSA, and this address has no reported outage since July 2022.
What schools is Vivo Condos zoned for?
For TDSB public schools, the address is zoned for Kingslake Public School (Elementary, JK–5), Georges Vanier Secondary School (High school, Gr 9–12). Catholic and French-language schools are listed on this page by distance. Boundaries change, so confirm with the board before you buy.
What is the closest subway or GO station to Vivo Condos?
The nearest subway is Don Mills station (Line 4 Sheppard), 0.5 km away; the nearest GO station is Oriole GO on the Richmond Hill line, 2.2 km; the closest bus is the Van Horne (TTC bus). Distances are straight-line from the building.
What is the Walk Score of Vivo Condos?
Walk Score 89, Transit Score 79 and Bike Score 60. Most daily errands can be done on foot.
What restaurants and shops are near Vivo Condos?
Within about a 10-minute walk: Cotti Coffee (Coffee), Amaya Real Indian Food (Indian), Bingz Crispy Burger (Burgers), Bourbon St Grill (Restaurant), Butter Chicken Roti (Caribbean). The closest grocery store is T & T Supermarket, 0.2 km away.
Which parks are near Vivo Condos?
Allenbury Park, Godstone Park, Oriole Park - North York are the closest green spaces.
What is my unit at Vivo Condos worth?
Use the free AI estimator at the top of this page. It uses this building’s own recent sales and adjusts for floor, view and parking, and your number appears instantly. For a written CMA, I will price your exact unit against the latest comparable sales.
How do I find out when a unit at Vivo Condos lists or sells?
Join the building alerts on this page. I watch this building by hand and will tell you when a unit lists, sells or drops in price, with my read on whether it is priced right.
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.
Condo Valuation
What’s your condo
worth today?
Three quick steps. Condos don’t price like houses — your floor, your view, and whether you own parking move the number more than anything else. This weighs all of them.
Reading recent condo sales…
Estimated market value
—
$0–$0
Most likely $0 · about $0 per square foot
What moved the number
Starting from what comparable units in your area sell for, here’s what your specifics added or subtracted.
Market context
—
—
Two units, same floor plan,
$90,000 apart.
That happens constantly in condos — one has the parking, the right exposure, or a board that keeps the reserve fund healthy. A model can’t see your status certificate. I can.
About the author — Jatin Dua, Toronto condo broker
I’m Jatin Dua, Broker of Record at RE/MAX Quantum Realty. I work condo buildings across Toronto and the GTA every week, including Willowdale, Yonge & Sheppard, Bayview Village and North York Centre. What buyers and sellers usually need is someone who knows the individual buildings: which exposures get the light, which corporations keep healthy reserve funds, and which units are priced past what they will appraise for.
If you’re buying or selling at Vivo Condos, I’ll give you the honest version — including when I think you should walk away. Reach me at [email protected] or 833-330-1925, or book a free consultation.
More Willowdale, Yonge & Sheppard, Bayview Village and North York Centre building guides: 1 Capella Starway Townhouses · 10 Old York Mills Road · 10 Parkway Forest Drive Condos · 118 Finch Avenue West · 14 Gypsy Roseway Townhouses · 181 East Condos
More resources: GTA condo directory · Building sold report · Book a call
© 2026 Jatin Dua, Broker of Record, RE/MAX Quantum Realty Inc., Brokerage. The building data on this page was compiled and verified by Jatin Dua. Reproduction or republication, in whole or in part, requires written permission. To request permission, call 833-330-1925.