MDMoh DianMohammad Hassan Mohammadian · Realtor®

Beyond the Sea towers near Lake Shore Boulevard West

Humber Bay Shores building intelligence · September 2026

Beyond the Sea: the complex median fell, but the three-tower mix changed sharply.

15 Legion, 2230 Lake Shore and 2240 Lake Shore share one development identity. They do not share one interchangeable comp set.

By Moh Dian · 40 matched-period REALM broker full sheets verified

18 strict sales in 202520 in 20263 separate condo corporations

One development, three towers, different decisions

Would you buy at 15 Legion, 2230 Lake Shore or 2240 Lake Shore?

Imagine someone touring two Beyond the Sea suites on the same afternoon. The complex shares a development identity, but the towers do not share one interchangeable group of sold units or one condominium corporation. The historical January–September 2026 combined median was lower than in 2025, yet the mix shifted materially between addresses. A buyer should judge the exact suite and tower documents; an owner should not reduce a listing price automatically by a complex-wide percentage. These are illustrative choices, not two actual listings or a current market valuation.

For a buyer

The right tower includes the right legal and monthly details.

The verified full sheets identify corporation number 2194 for 15 Legion, 2274 for 2230 Lake Shore and 2205 for 2240 Lake Shore. Sharing amenities does not erase separate fee structures, corporation documents and suite-by-suite rights.

Next check: Tour the precise layout, floor and view. Ask your lawyer to review the appropriate tower's status certificate, reserve fund and rules, and confirm today's fee and parking or locker inclusions.

Ask the status-certificate questions that matter →

For an owner or seller

A lower complex median is not your suite's price change.

The strict historical median moved from about $709,750 to $647,500, roughly 8.8% lower. But 2230 Lake Shore accounted for 13 of 18 sales in 2025 and only 8 of 20 in 2026. The tower-controlled price screen was milder, at about 5.7% lower, and uncertainty remains.

Next check: Use completed sales from your exact tower, bedroom and size band first, then compare current listings, exposure, condition, floor and carrying costs. Prepare a unit-level net-proceeds assessment rather than applying a broad percentage.

Compare preparation, positioning and pricing →

Four details to verify before deciding

Which of 15 Legion, 2230 Lake Shore or 2240 Lake Shore contains this exact condo, and which corporation's paperwork applies?
Are you comparing the same bedrooms, reported square-footage band, exposure, parking or locker rights and currently reported monthly costs?
Does the historical data support this specific comparison, or is the difference driven partly by a shift in which towers sold?
If Westlake is another option, have you compared the two actual suites' monthly costs, usable layouts, views and corporation documents rather than their overall medians?

The January 1–September 20, 2025 and 2026 REALM cohorts remain unchanged. The 7.8% bedroom-and-size matched screen and 5.7% tower-controlled sensitivity are historical directional analyses; the published uncertainty range crosses zero. Neither provides a current suite appraisal, a guarantee of depreciation or rental-income advice.

Comparing Westlake too? See the six buyer checks and matched sale groups →

Strict matched-period snapshot

The raw complex median fell about 8.8%—but 2026 sold a very different mix of towers.

In 2025, 13 of 18 strict-cohort sales were at 2230 Lake Shore. In 2026, only 8 of 20 were at 2230, while 15 Legion and 2240 together increased from 5 sales to 12. That composition change is too large to ignore.

$709.75K2025 strict median · n=18

$647.5K2026 strict median · n=20

19 → 20Median DOM

−7.8%Locked bedroom + size match

−5.7%Tower + bedroom + size sensitivity

40 / 40Broader-cohort broker sheets verified

The strict cohort uses Apartment / 1 Storey-Apt sales only. The broader sensitivity contains 19 sales in 2025 and 21 in 2026, including one non-standard-style sale in each year. Neither cohort is a unit appraisal.

Why the tower mix matters

One branded complex. Three different resale pools.

13 → 8

2230 Lake Shore share of strict sales.

2 → 7

15 Legion strict sales.

3 → 5

2240 Lake Shore strict sales.

−8.8%

Raw strict complex median change.

A lower complex median can reflect both softer comparable product and a different mix of towers, sizes and layouts. That is why this guide keeps the locked complex estimator and tower-controlled sensitivities separate.

Locked primary methodology

Bedroom + reported-size matching points about 7.8% lower, with high cohort coverage.

This estimator was locked before the 40-sheet enrichment: common bedroom × reported-size strata are compared by median sold price and combined using the smaller year count as each stratum weight.

−7.8%Primary matched estimate

16Matched weight

89%Coverage of 2025 strict cohort

80%Coverage of 2026 strict cohort

−15.5%Bootstrap lower bound

+3.0%Bootstrap upper bound

The bootstrap interval crosses zero. The matched result is useful directional evidence, not a statistically decisive appreciation/depreciation rate.

Secondary tower controls

Adding tower identity moderates the signal.

Because the mix shifted so strongly across 15 Legion, 2230 and 2240, a second sensitivity keeps tower identity inside the matched cell. It is deliberately secondary so the method is not changed after seeing the result.

−5.7%Tower + bedroom + size

−3.9%Tower + bedroom + den + size

9Tower-controlled matched weight

50% / 45%Tower-controlled coverage · 2025 / 2026

−8.1%Two exact same-area repeats combined

2Exact-repeat matched weight

The exact-repeat sensitivity is extremely thin: only a 746-sq-ft 15 Legion repeat and an 827-sq-ft 2230 repeat. It is supporting context only.

Four common product cells

The primary matched cells all screened lower, but not by the same amount.

1BR / 600-699 sq ft$576K → $540K

Sales: 6 → 7
Change: −6.3%
Median DOM: 9.5 → 17

2BR / 700-799 sq ft$675K → $660K

Sales: 3 → 3
Change: −2.2%
Median DOM: 75 → 30

2BR / 800-899 sq ft$750K → $660K

Sales: 3 → 2
Change: −12.0%
Median DOM: 18 → 11.5

2BR / 900-999 sq ft$800K → $710K

Sales: 5 → 5
Change: −11.3%
Median DOM: 10 → 26

These cells still mix towers. The tower-controlled section above shows why a unit-level comparison should go one step further.

Exact-area & carrying-cost context

The raw exact-area median also moved lower, but coverage and tower mix changed.

Exact finished area was usable for 12 strict-cohort sales in 2025 and all 20 in 2026. The complex median moved from about $861 to $806 per exact reported finished square foot. Tower-level checks are more informative where both years have usable coverage.

$861 → $806/ft²Raw strict exact-area median

12 → 20Usable exact-area records

−4.7%15 Legion exact-area median change

−3.5%2230 exact-area median change

$0.936 → $1.032Complex median maintenance / exact ft² / month

02240 strict exact-area records in 2025

2240 cannot support a year-over-year exact-area median because the strict 2025 rows did not provide usable exact finished area. No missing area was imputed.

Three-tower identity

Shared development context does not erase tower-specific legal identity.

Public sources identify Beyond the Sea as an Empire Communities three-tower development. The 40 verified broker sheets point consistently to three different corporation numbers. Current status certificates and declarations remain the controlling documents for a specific unit.

219415 Legion corporation number

22742230 Lake Shore corporation number

22052240 Lake Shore corporation number

EmpirePublic developer reference

One image from each tower context

Three addresses, three comp pools.

These preserved REALM images come from verified sold listings in the broader matched-period cohort. They are descriptive tower/unit context only.

Beyond the Sea North Tower at 15 Legion Road — 15 Legion Road · North Tower context

Beyond the Sea Star Tower at 2230 Lake Shore Boulevard West — 2230 Lake Shore · Star Tower context

Lake and Toronto skyline view from a verified 2240 Lake Shore Beyond the Sea listing — 2240 Lake Shore · South Tower view context

Preserved REALM listing photography; original brokerage watermarks retained. Photography is not evidence of market performance.

Humber Bay Shores and Toronto skyline context from Beyond the Sea

Humber Bay Shores context

Waterfront context is current. Park Lawn GO remains planned.

The complex sits near the Humber Bay Shores waterfront, parks and trails, with Lake Shore Boulevard West and the Park Lawn node forming the local transportation spine.

City of Toronto material in 2026 continued to describe Park Lawn GO as planned. City Council later requested a working group with the Province, Metrolinx and other parties to examine ways to advance the station and related transit improvements.

California Condos 165 Legion →2230 Star Tower standalone guide →Marina Del Rey →Humber Bay Shores guide →Grenadier Landing →Key West Condos →

Unit-level due diligence

How I would compare a Beyond the Sea unit.

1. Start with the same tower. A 15 Legion sale is not automatically interchangeable with a 2230 or 2240 sale.

2. Match bedroom/den and reported size, then exact area. The complex-level matched analysis is a screen; the unit comp set should be narrower.

3. Compare floor, exposure, balcony and actual view corridor. Lake, skyline, park and internal-complex exposures can differ materially.

4. Verify parking, locker and condition. Inclusion and legal ownership must be checked for the exact suite.

5. Review the correct corporation documents. The three towers have separate corporation numbers. Verify current fees, reserve fund, insurance, litigation, special assessments and management details for the tower and unit.

Methodology

How the three-tower analysis was built.

1. Scope. Matching Jan. 1-Sep. 20 periods in 2025 and 2026 across 15 Legion Road, 2230 Lake Shore Boulevard West and 2240 Lake Shore Boulevard West.

2. Strict public cohort. Apartment / 1 Storey-Apt sold Condo Apt records only: 18 sales in 2025 and 20 in 2026.

3. Broader sensitivity. All sold Condo Apt records: 19 in 2025 and 21 in 2026. One non-standard-style record in each year is retained only for sensitivity.

4. Locked primary match. Common bedroom × reported-size strata, combined by weighted geometric mean using the smaller year count as the weight. Result: about −7.8%.

5. Tower sensitivities. Tower + bedroom + size produced about −5.7%; adding den produced about −3.9%. These were added after full-sheet verification as secondary diagnostics, not replacements for the locked primary method.

6. Uncertainty. The locked deterministic bootstrap interval is roughly −15.5% to +3.0%. It crosses zero.

7. Full-sheet reconciliation. All 40 broader-cohort broker full sheets were freshly reopened before drafting. Corporation, exact-area, maintenance and unit details were preserved as reported, including raw source-prefix anomalies.

Sources & verification

REALM transaction evidence first; public sources for development identity and planning context.

Humber Bay Realtor — Beyond the Sea complex reference↗Opening Doors — three-tower complex / corporation context↗Condos.ca — 15 Legion North Tower reference↗Condos.ca — 2240 Lake Shore South Tower reference↗City of Toronto — June 2026 Humber Bay Shores / Park Lawn GO item↗City of Toronto — July 2026 transit working-group action↗

FAQ

Questions buyers and owners ask about Beyond the Sea.

Did Beyond the Sea condo prices fall in 2026?

The strict Jan. 1-Sep. 20 complex median moved from about $709,750 in 2025 to $647,500 in 2026, roughly 8.8% lower. But the tower mix changed sharply. The locked bedroom + reported-size estimator was about 7.8% lower, while stricter den-controlled and tower-controlled sensitivities were milder. The bootstrap range crosses zero, so no single percentage should be treated as a universal depreciation rate for every Beyond the Sea suite.

Why combine 15 Legion, 2230 Lake Shore and 2240 Lake Shore at all?

They are publicly marketed as the Beyond the Sea development and share complex-level context and amenities. For valuation and due diligence, however, this guide keeps each address and condominium corporation separate because the towers have different corporation numbers and can have different unit mixes, fees, management details and resale patterns.

What condominium corporations are the three Beyond the Sea towers?

The 40 verified matched-period broker sheets consistently point to corporation number 2194 for 15 Legion Road, 2274 for 2230 Lake Shore Boulevard West and 2205 for 2240 Lake Shore Boulevard West. Source-sheet prefixes contain a few TSCC, TSCP, TSCG or legacy-entry anomalies, so current legal documents should be checked for a specific unit.

What did exact-area pricing show?

Across the strict complex cohort, usable exact-area records increased from 12 sales in 2025 to all 20 sales in 2026. The raw exact-area median moved from about $861 to $806 per square foot, but the tower mix changed. Tower-specific exact-area medians were about 4.7% lower at 15 Legion and 3.5% lower at 2230 among the usable records.

Is Park Lawn GO open?

No. City of Toronto material in 2026 continued to describe Park Lawn GO as a planned station, and City Council requested a working group with the Province, Metrolinx and other parties to examine ways to advance the station and related Humber Bay Shores transit improvements.

Can I apply Beyond the Sea's roughly 8.8% complex-median decline to my own condo?

No. The historical strict 2025–2026 median includes three towers with different sales mixes. At 2230 Lake Shore, the proportion of completed transactions changed markedly, and the more comparable tower-plus-bedroom-plus-size screen showed a milder directional movement with material uncertainty. Price a specific unit using recent same-tower comparable suites, current competition and its condition, layout, view and fees.

Tower-specific comparable analysis

Comparing a unit at Beyond the Sea?

Send me the listing or unit number. I can narrow the evidence to the same tower first, then exact area, layout, floor, exposure, view, parking, locker, condition and current corporation documents.