South Etobicoke building intelligence · September 2026
That means turnover returned. It does not create a year-over-year appreciation rate. The useful evidence is the verified 2026 sale set: exact size, price, DOM and carrying-cost context.
A practical buyer and seller decision
Imagine a first-time buyer comparing a one-bedroom with a one-bedroom plus den at Backyard Neighbourhood, while a neighbouring owner wonders if the return of sales means prices rose. The verified 2026 transactions involved 550 ft², 588 ft², and 851 ft² homes, with no completed sales in the matched 2025 period. That makes the $490,000 2026 median a description of three different sales—not a current listing price, an appraisal, or evidence of appreciation. These are illustrative decisions, not accounts of actual clients or available suites.
A 550 ft² one-bedroom sold for $423,000 in 2026 and a 588 ft² one-bedroom plus den for $490,000. Both are historical transactions. Neither proves what a comparable condo costs today.
Next check: See the exact floor plan, measure the den, verify ownership of parking and locker rights, and compare current alternatives using total monthly costs and genuinely comparable sales.
Compare a den against a second bedroom →The verified 851 ft² two-bedroom sold for $617,000 after 61 days; the smaller homes sold in 20 and 23 days. With three 2026 sales and no matched-period 2025 sales, there is no year-over-year price change to extrapolate.
Next check: Match same-corporation suite size, room layout, floor, condition and current competition. Use the exact legal inclusions and status certificate, then calculate a realistic seller net outcome.
Calculate what a seller actually keeps →The original January 1–September 20 cohorts stay unchanged: zero verified completed sales in 2025 and three in 2026. This historical sample does not establish appreciation, current market value, or future rental yield.
Matched-period result
The exact-address and building-name audit produces zero completed sales in the 2025 window and three verified sales in the same 2026 window.
No 2025 completed sale means there is no defensible matched median change, DOM change or $/ft² change. The 2026 statistics are descriptive only.
What changed
550 and 588 exact sq. ft., both selling within 23 days.
851 exact sq. ft., selling for $617K after 61 days.
Each verified broker sheet reports the same corporation.
A Sep. 21-Dec. 31, 2025 sensitivity also returned zero completed sales.
The finding is a return of completed turnover—not proof that prices rose or fell year over year.
Verified 2026 sale set
All three have usable exact area, parking and owned locker evidence in the broker sheets.
2026 descriptive pricing
The den, floor, exposure, layout and overall product matter. A single building-wide $/ft² number should not replace unit-level comparison.
Carrying costs
These are historical unit-level observations, not a substitute for the current corporation budget or status certificate.
Complex identity
Public building references identify Vandyk Properties as the builder, a 2020 completion reference, 10 floors and 234 units. The verified 2026 broker sheets report TSCC 2805.
Verified building context
These images come from verified 2026 sales used in the evidence set.
Preserved REALM listing photography from verified 2026 sales; original brokerage watermarks retained.
Neighbourhood position
Verified 2026 broker remarks repeatedly reference concierge service, fitness facilities, rooftop terrace, guest suite, pet amenities and visitor parking. The building sits close to Humber River trails and within easy reach of the waterfront and Gardiner corridor.
Unit-level due diligence
1. Start inside TSCC 2805. Match exact area, bedrooms/den configuration, floor and exposure before reaching outside the complex.
2. Use the three 2026 sales as descriptive anchors. They span 550 to 851 exact sq. ft. and should not be collapsed into one “typical” unit.
3. Widen backward in time if the exact product is missing. A prior same-building match can be more useful than a recent sale in a different corporation.
4. Normalize parking, locker and maintenance. All three verified 2026 sales include one parking space and an owned locker.
5. Review current documents. Status certificate, reserve fund, insurance and current fee schedule control.
Methodology
1. Matched windows. Jan. 1-Sep. 20, 2025 and Jan. 1-Sep. 20, 2026.
2. Dual-address scope. Both 150 Berry Rd and 1 Neighbourhood Lane were included because public building references group them as one complex.
3. Search sensitivity. Initial exact-address REALM AI pulls under-returned. A second building-name / dual-address query found three 2026 candidates at 1 Neighbourhood Lane.
4. Independent verification. All three candidates were reopened from their broker full sheets and verified for sale date, price, DOM, corporation, exact area, maintenance, exposure, parking and locker.
5. 2025 control. The matched 2025 period and a Sep. 21-Dec. 31 post-window sensitivity both returned zero completed sales.
6. Interpretation. 2026 turnover returned, but there is no valid matched year-over-year price or liquidity rate.
Sources & verification
FAQ
The locked Jan. 1-Sep. 20 cohort contains zero completed sales in 2025 and three verified completed sales in 2026. That supports a turnover observation, but not a matched year-over-year price trend.
The three verified 2026 sales were $423,000, $490,000 and $617,000, giving a descriptive median of $490,000. It should not be compared with a nonexistent 2025 median.
The verified 2026 DOM values were 20, 23 and 61 days. Median DOM was 23 days, with two of the three sales completing within 30 days.
All three verified 2026 broker sheets report exact finished area: 550, 588 and 851 sq. ft. No area was imputed.
The exact-area results were approximately $769, $833 and $725 per sq. ft. The descriptive median was about $769 per sq. ft. Because there is no 2025 matched cohort, these figures are not used as a year-over-year rate.
The verified 2026 broker sheets report TSCC 2805. Public building references group 1 Neighbourhood Lane and 150 Berry Road as Backyard Neighbourhood Condos. Current status certificate and corporation documents control.
Not by itself. The $490,000 2026 median comes from three different sales with 550, 588 and 851 exact square feet, and the matched 2025 sample had no completed sales. Compare the exact unit with suitable current competition and recent like-for-like sales, fees, parking and locker rights, and current condominium documents.
Unit-level Backyard Neighbourhood analysis
Send me the listing or unit number. I can narrow the evidence to the closest TSCC 2805 solds by exact area, layout, floor, exposure, parking, locker, condition and current condo documents.