Client I

This family had a child who was embarking on post secondary education in downtown Toronto. They currently resided outside the downtown Toronto core and ideally wanted to obtain a property in close proximity to the educational institution. Following completion of the educational tenure, they needed a unit which could be rented out at ease for implementation as an investment condominium going forward. Understanding these principles, we opted to focus on being truly within the downtown core, with the knowledge that we’d have to sacrifice certain perks such as parking/building age to stay within budget. The rationale for this direction was derived from our Precise Location Variable. It is an approach we apply to evaluate which properties fall within an even more coveted spot inside a prime area. An example in the Lakeshore and Parklawn area would be buildings situated along Marine Parade Dr scoring higher than other surrounding towers due to the quality effect of being situated on Lake Ontario. 

This led us to select a building in Toronto’s Fashion District as we knew there’d be a lot of future growth in the area and that the neighbourhood would continue to gain prestige due to the convenient location. We also tend to focus on finding units with completely or at the minimum strategically open views. This comes from our Unique Factor Variable which we employ to define specific properties in a product which sets it apart from similar options. This helps clients when they divest their real estate holding(s): we can stand out and attract primary focus. Our client in this example purchased the unit for ~$470,000 in mid 2014 and at the time of publishing, it carries a market value of ~$700,000 with growth forecasted due to the increase in development within the immediate surrounding area at higher PSF figures. This is a great example of someone who needed to purchase a property for personal reasons and not necessarily as a pure investment, but still benefited from proper research and eventual acquisition of prime Toronto real estate.

Client II

Our second client example takes a look at a different situation which can correlate with one of the most common scenarios we’ve encountered in previous experience. This client recently had a lifestyle change and wanted to relocate from outside of the city to a more urban environment in the city (this scenario pertains to many people who are downsizing from their homes to relocate into the city). The client’s employment still remained approximately 30 minutes outside the core via automobile and therefore we needed to try and optimize both downtown lifestyle ambiance with convenient road access. The overall process can be categorized as downsizing. It involved moving from a detached house to a potential downtown Toronto condo, therefore education of condominium living + condo buying process had to be relayed.

We needed the downtown Toronto condo to have parking, relatively easy access to highways and also close proximity to entertainment. We also required it to have high growth potential as our own default requirement. King West was an obvious neighbourhood choice, but we needed to narrow the geographic region even further. This meant keeping the options west of Spadina to help the client avoid traffic congestion along there. At the time, the King Pilot Project also needed to be taken into consideration therefore moving us even further west beyond Bathurst. We settled on a building situated right between Liberty Village and in King West. This allowed for easy access to Lakeshore Blvd and the Gardiner Expressway via Strachan Ave and Dufferin St. It also provided proximity to the popular King West entertainment and Liberty Village areas. Because we were located outside the previous Precise Location Variable mentioned with Client I, the price points were much lower here, even with a parking spot which was a mandatory requirement for the client. We finally settled on a stunning, East facing unit (beautiful views of the Toronto skyline, View Protected as well) and acquired it for ~$530,000 at the end of 2015. The area was still undergoing growth at that time, but the client understood the future potential. Comparable sales at the time of publishing show a potential price point of ~$860,000. Not only did the client earn a significant ROI (Return On Investment), they benefited from the conveniences the specific building location offered their new lifestyle.

Final Thoughts

The two client cases are just some out of many more which follow the same process of understanding first and then executing specific strategy implementation. Looking at real estate products through many different facets beyond just number of bedrooms and price point is what allows people to find excellent units for secure, future growth. Definitely an easy focal variable is super cliche, but “location” still stands as one of the most important factors in real estate pricing and demand. Balancing your additional criteria with location will in most cases yield the right product as opposed to focusing on one or the other. We’ve exemplified that with the two client examples featured herein. Hopefully these examples show the approach we apply and you can take some of these principles along in your real estate search, or simply connect with us to do all the work for you

Parents can be inventive, too. They are learning how to do much more with much less space. They’ve become quite space savvy and are committed to some definite do’s and don’ts. “Don’t get a Jolly Jumper—some condos lack a suitable door frame, and the downstairs neighbours will complain.” “If your child doesn’t take to a toy right away, give it to Goodwill.” “Make sure a stroller folds completely down—if it doesn’t, don’t buy it.” Condo developers and property manager are adapting, too. You’ll see more features like creative recreation areas, crafts rooms, play zones and splash pads. You begin to find suites with deeper closets, more space in the living room, and areas where parents and children can meet other condo residents to play and get to know each other. With all this in mind, our top three family-friendly condos in the King West area are:

King West Condos offers many family-friendly amenities. You can enjoy the lounge with its televisions, a movie theatre, and a large game room for ping-pong, foosball, air hockey, shuffle table and more. And, as with all the properties in the King West neighborhood, there are many fun activities in the area, including visiting Centre Island, taking a stroll through the Art Gallery of Toronto or the Royal Ontario Museum, or going to the top of the CN Tower. Catch the Blue Jays or the Maple Leafs for an exciting game of baseball or hockey. And kids love the food trucks that are everywhere in the neighbourhood.

Westside Lofts, located at the intersection of King West and Bathurst Streets, is a 14 storey converted office building with 200 units. Close to Queen West, Gardiner Expressway and the harbor front, Westside Lofts offers easy access to some of the most family-friendly attractions and areas of the city. The intelligent and efficient layout of the suites gives a sense of spaciousness and the centrally located kitchen makes it perfect for friends and family. Parents will appreciate a serene master bedroom. The second or third bedrooms make for a great home office or nursery. As a family, you’ll find a lot to love at Westside Lofts.

Harbour View Estates offers some larger units and features active amenities such as a pool, games room, squash and tennis courts, as well as an outdoor patio and garden. There is daycare nearby in CityPlace and Waterfront, and families will find lots to do at outdoor parks like Canoe Landing and the Harbourfront parks. With all this, Harbour View Estates provides an excellent example of what a family-friendly condo can look like.

We think one of the most important aspects of a pet friendly condominium community is its proximity to dog friendly parks and walking trails. For dogs and their owners, having places to walk, run and play are downright essential. (As a blogger on this subject noted, cats don’t consider these features to be important in their lives at all. Other things matter to cats. They’re cats.)
All the condos we rate as pet friendly in King West have access to great parks and places to walk. Stanley Park, bordered by King Street West and Wellington Street, is an ideal place to take your dog. It features a nice fenced in dog run so your pet can go off leash safely and play with other dogs. Water is readily available, both for humans and for dogs. The park also has one baseball diamond and an enormous grassy field. Stanley Park has been renovated and gets enthusiastic reviews.

Historic Clarence Square Park on Spadina Avenue just north of Front Street is a beautiful neighbourhood park where you and your dog can get some fresh air. A large fenced in area gives dogs some off leash play and exercise. Squirrels abound, keeping things interesting for your pet. The bench-lined walkway provides plenty of room for dog and people watching. It’s definitely a serene gated oasis within the city.

CityPlace, just blocks from King West, boasts an abundance of services and shops geared toward pets and their owners. Dog boarding, cat sitting, pet day care adventures, dog walkers who are passionate about their services, mobile veterinary services and shops for everything from designer leashes to dog and cat food—all this and more is readily accessible to pets and their owners. And, just in case, Front Street Veterinary Hospital is only a few blocks away.
Here are our top three pet friendly condos in King West:

The Kings Lofts (800 King Street West) is ideal for pet owners who want to be downtown. The Kings Lofts is a small 5-storey building with just 76 units, but the building is packed with great amenities including fitness facilities, a party room, barbecues, meeting rooms and a sauna. Its policies and its people are definitely pet friendly. The Kings Lofts is ideally located on the King streetcar line, is close to restaurants and shopping, but most importantly, it’s just down the street from Stanley Park.

Lavelle at 629 King St W in the Thompson 2 Residences features an enormous 16,000 square foot rooftop patio. A cool, sparkling 155 feet of cloudless water makes this rooftop pool the centerpiece of Lavelle’s social construction. According to Freed Development, its pool is one of the longest rooftop pools in North America. After a swim, you can indulge in delicious French food from executive chef Romain Avril, formerly of La Societe. Freed says their intention was “to bring something new and exciting, not only to the city of Toronto, but specifically to the King West community, which prides itself on its vibrant culture and entertainment scene.” They have succeeded.

Bisha Residences located at 88 Blue Jays Way, is an impressive 44 storeys of dramatic glass and steel. This boutique hotel/condo community showcases the best in architecture, design, culture and cuisine. Its stunning 7,000-square-foot rooftop patio hosts an excellent bar and full-service restaurant. These provide a backdrop for the unbelievably calming infinity pool that graces the 44th storey. The pool reflects Bisha’s status as a flagship property in the King West neighbourhood of downtown Toronto.

King Charlotte Condos at 11 Charlotte Street has 230 suites and is 32 storeys tall. A project of Lamb Developments, it was designed by the architects behind nearby Theatre Park. Its great amenities, ground level retail space and proximity to all the services and entertainment the city has to offer means the project is much admired and sought after. (The neighbourhood is, after all, host to the Toronto International Film Festival.) Notable mentions also include the popular Fashion House Condos, the original Thompson Residences and some of the luxury suites at 500 Wellington West. The rooftop patio carries the designer’s commitment to a beautiful outdoor space with all the amenities. The rooftop pool is gorgeous, making this rooftop a sweet oasis in the city with views from the pool to rival all others in the area. If you’re looking for beauty, luxury and cool times in the summer, King West is where you’ll find it. Come on in—the water’s fine.

High Park

Toronto’s largest public park, is 400 hundred acres of hiking and walking trails, playgrounds, picnic areas and sports facilities. The jewel in Toronto’s park system, it features a beautiful lakefront, the High Park Zoo, a dog park, places to eat, greenhouses and wide variety of seasonal events enjoyed by children, families and friends every day. Hillside Gardens, which starts by the restaurant in the middle of the park and ends by the lakefront, has an incredible variety of plants, trees and flowers. High Park is home to many species of wildlife and contains an outstanding concentration of rare plant species as well. There are several waterfalls in the middle of the gardens. Don’t miss the Children’s Garden, Grenadier Pond, and the trackless train. You’ll find convenient public parking as well as easy public transit to the park.

Sherbourne Commons Park

Sherbourne Commons Park has been named one of the nine best new parks in the world—and for good reason. The 3.6-acre, $30 million park is a remarkable. This innovative park features cool channels of water, a spacious and beautiful pavilion and a unique playground that is more about exploring than playing. And—most surprisingly—the park doubles as water treatment structure. There is a facility in the park’s pavilion that uses ultraviolet light to clean polluted water coming in from Lake Ontario. Water cleaned with UV light shimmers as it flows down chain-mail screens that are held by curved nine-metre-high concrete arms. Then the water bursts from these concrete structures through spikes into a splash pad where it erupts high into the air. The concrete arms are outfitted with motion sensors that change the water from blues to greens when you walk by. Adding to the park’s whimsy, during winter the splash pad turns into a skating rink framed by impressive frozen fountains. Sherbourne Commons is designed with accessibility in mind. Elevations are essentially nonexistent, there are no steps, and the crossings of the water channel are level to facilitate wheelchair use.

Trinity Bellwoods Park

Trinity Bellwoods Park (West Queen West) features some fun and unique elements. Its squirrels are white, there’s a buried bridge, and art installations pop up randomly around its 37 acres. Book fairs, live theatre, bicycle polo and a particularly welcoming space for dogs all lend a relaxing and creative atmosphere to this lovely green oasis. The spacious park also has some of the more traditional park offerings, including an off-leash dog area, tennis courts, baseball diamond and paths for walking or running. It’s a great place for some solo-downtime or a picnic with a group of friends. Visit the White Squirrel Coffee Shop or take advantage of the many surrounding restaurants, bars and coffee places.

Two smaller in-the-neighbourhood King West parks are worth mentioning. St. Andrew’s Playground, at the northwest corner of Brant St and Adelaide, is home to many mature trees, park paths, seating, a small playground and an off-leash area for dogs. It’s a nice and peaceful greenspace. A small paved parking area is located at the west edge of the park. A few blocks away in Nathan Phillips Square is the hidden treasure of Peace Garden. Opened for the sesquicentennial of Toronto in 1984, Pope John Paul II lit the park’s eternal flame with an ember from Hiroshima and poured water drawn form a Nagasaki river into the pool. A small shelter and simple benches beside Peace Garden’s reflecting pool are inviting and uncomplicated.

1) What is the centre’s track record? If you can, speak with other families whose children attend the center. What has their experience of the teachers and the centre been?Ask about staff. What’s the teacher to child ratio? Do the teachers have degrees in early childhood education? Does the centre provide ongoing education for its staff?

2) Research online reviews. You can gather valuable information—both red flags and enthusiastic recommendations—from people who have invested in writing about their experiences with daycares.

3) Another great way to get familiar with a centre is to go and observe. Do the teachers focus on play-based learning, or on more structured lesson plans? What about field trips and other enrichment programs? Does the centre offer these?

4) Ask how the preschool communicates with parents. Do they send notes home, or do they make use of more up-to-date communications via computer, the Internet, etc.? Which type of communication suits you best?

5) Ask about staff. What’s the teacher to child ratio? Do the teachers have degrees in early childhood education? Does the centre provide ongoing education for its staff?

Now, for some specific daycares. We consulted people who used data from the City of Toronto’s quality ratings for programs serving infants, toddlers, preschoolers and kindergarteners. This data was from schools associated in some way with the city, so we also supplemented with information about some private centres.

OEYC Artscape Youngplace (180 Shaw Street)
Parents rate this daycare’s staff as highly experienced, trustworthy and welcoming. The space is generous and well organized. This location has excellent systems in place. According to parents, these systems bring another layer of safety and security. Extra caregivers or staff members are always visible and identified by badges. The centre is known for offering extra support to parents, as well as sponsoring free workshops for them.

BonAventure Child Care Centre (295 Dufferin Street)
BonAventure’s philosophy speaks for itself. They are committed to quality childcare for all children without bias. They understand every child as unique. BonAventure’s emphasis is on care for children’s physical, intellectual and emotional life. Children from all socio-economic backgrounds and a multicultural staff reflect the rich diversity of Toronto.

CityKids Early Learning & Child Care Centre (34 Bathurst Street)
This public early learning and child care centre takes children from infancy to age 4. Staff speaks a wide range of languages, so children from many cultures are welcomed and cared for. Food is catered and dietary needs are respected. Food options include halal, vegetarian, pork-free and peanut-free. CityKids consistently ranks at the highest scale for quality education and a safe environment.

Fraser School Community Day Care Centre (79 Manning Avenue)
With a staff that is committed to each child’s best care, Fraser School provides outstanding early education. The program is enriched by special events and celebrations. Parental involvement is considered an integral part of the school’s environment. As one parent says, “Everyday I go to work feeling confident my son is being very well taken care of, learning, socializing and having fun.”

Trinity Bellwoods Care Centre (155 Crawford Avenue)
Located in Trinity Bellwoods Park (west of Bathurst Street and north of Queen Street), CARE is a non-profit child care center licensed by the Ontario Ministry of Education. The governing board is comprised of parent volunteers whose children are enrolled in CARE and other community members. It serves families with children ranging in age from infancy to 12 years old. Housed in the Trinity Community Recreation Center, the school has great access to the park’s rich environment. Caring educators and an excellent staff to child ratio make CARE an excellent choice.