MDMoh DianMohammad Hassan Mohammadian · Realtor®

Grand Harbour condominium complex at 2285 and 2287 Lake Shore Boulevard West

Mimico waterfront complex intelligence · September 2026

Grand Harbour resale in 2026: a $414K median gap doesn’t price your condo.

The matched-period sample at 2285 and 2287 Lake Shore is a textbook mix problem: larger 2025 suites, smaller 2026 one-bedrooms, and one extraordinary 3,430 sq. ft. penthouse.

By Moh Dian · 9 primary matched-period REALM broker full sheets verified

6 sales in 20253 in 20262289 townhomes excluded

At Grand Harbour, comparing the wrong homes distorts the entire story

Did Grand Harbour condos really lose almost half their value—or did very different homes sell?

Imagine two owners both saying they live at Grand Harbour. One has a modest one-bedroom at 2285 Lake Shore, and the other is looking at a larger high-floor suite or penthouse in a separate building. A headline based on the 2025 and 2026 mixed medians makes the whole development look dramatically cheaper, but the mix shifted from larger suites in 2025 toward two small one-bedrooms and one unusual 2026 penthouse. These are illustrative ownership decisions, not claims about particular current listings.

For a buyer considering a one-bedroom

Match 2285 one-bedrooms before using the complex median.

The historical raw mixed median moved from about $931,800 to $518,000, but that does not compare the same physical homes. Just two small repeated one-bedroom pairs supported the main like-for-like price screen, which was about 5.4% lower and far too thin to serve as a guaranteed discount.

Next check: Compare the specific condo's finished area, floor, view, renovation state, parking and maintenance inclusions with true same-building sales. Have your lawyer verify the correct condominium corporation documents.

Check the correct status certificate →

For an established Grand Harbour owner

A headline median does not value a unique home.

One unusual penthouse had 3,430 exact finished square feet, while two 2026 one-bedrooms were much smaller. The exact-area repeated-pair screen was about 0.2% lower—different from the mixed median, but based on only two pairs.

Next check: Separate 2285, 2287 and townhome or penthouse legal products; use the closest unit-level current comparables and realistic seller costs rather than generalizing a building-wide price drop.

Evaluate your net proceeds, not the headline →

Three questions that reveal the real comparable property

Am I comparing homes from the exact same building and condominium corporation, or different towers, townhouses or an exceptional penthouse?
Does the other home match the true bedroom count, reported and exact area, floor, lake or marina view, condition and legal inclusions?
What will the current maintenance, status-certificate issues, selling costs and competing listings mean for this one unit?

See four real completed one-bedroom sales behind these averages ↓

The historical analysis contains only six sales in the matched 2025 period and three in 2026, with nine verified full sheets. Two repeated one-bedroom pairs and an unusual penthouse cannot determine a complex-wide appreciation or depreciation rate. The original methodology and legal-product separation are retained.

Four real one-bedroom sales · two different reported-size groups

A $56,000 lower sale price did not mean a cheaper square foot.

Imagine a buyer seeing a one-bedroom that sold for $465,000 after another sold for $521,000. Is it a bargain, or is it a different home? These are four separate historical completed sales at 2285 Lake Shore, not repeat sales of one unit. Compare the size and the actual view before applying the headline change to your own offer or listing.

Decision 01 · Smaller purchase, different space

The lower selling price hides 81 fewer reported square feet.

August 2025: A one-bedroom, 698 reported ft², southwest exposure, sold for $521,000—approximately $746 per reported ft².

July 2026: Another one-bedroom, 617 reported ft², northwest exposure, sold for $465,000—approximately $754 per reported ft².

Buyer decision: the second sale was $56,000 lower, but also 81 reported ft² smaller. Its per-foot figure was about 1% higher. Neither figure controls floor, actual view or condition. A price discount against another unit's closing price is not proof of a bargain.

Decision 02 · Similar price, different orientation

Two larger one-bedrooms sold within $1,000 of each other.

May 2025: A one-bedroom, 900 reported ft², northeast exposure, sold for $517,000—approximately $574 per reported ft².

September 2026: Another one-bedroom, 914 reported ft², west exposure, sold for $518,000—approximately $567 per reported ft².

Owner decision: despite 14 more reported ft², the later sale was only $1,000 higher in total price. The small per-foot difference is not a repeat-unit change: exposure, floor, finishes and circumstances can differ. Your unit needs its own comparables.

Why 2287's exceptional penthouse cannot value a 2285 one-bedroom

The third completed sale in the three-transaction 2026 primary sample was a very different 3,430 reported ft² home at 2287 Lake Shore, sold for $3.175 million. Its historical sold sheet reports MTCC 1081; the ordinary Grand Harbour II building references MTCC 1031. Verify the actual unit's legal corporation through current status-certificate and title documents rather than assuming either applies to another suite.

Evidence limits: only six eligible primary 2025 sales and three 2026 sales, including this exceptional penthouse. The four selected one-bedrooms are distinct units grouped only by building, bedroom count and broad reported-area band. Their compass exposures differ; exact finished area comes from broker sheets, not a new survey. Unobserved floor, views, renovations, condition, rights, price history and timing can change value. This is not a property appraisal, repeat-sales index or evidence that all Grand Harbour condos changed by the same percentage.

Before deciding, check the right corporation and status certificate. You can then request an optional, unit-specific comparison without any obligation to contact us to read this research.

Matched-period snapshot

The headline median is mostly a product-mix artifact.

The useful comparison comes from repeated one-bedroom products at 2285 / MTCC 965, then checking those pairs against exact finished area.

6 → 3Primary single-level sales

$931.8K → $518KRaw complex median · mix-distorted

27.5 → 25 daysRaw complex median DOM

−5.4%Matched 2285 sold-price screen

−0.2%Matched exact-area $/ft² screen

9 / 9Primary broker sheets with exact area

Each repeated cell contains only one sale in each year. The matched results are pairwise diagnostics, not a precise Grand Harbour appreciation rate.

Why the raw median fails

2025 and 2026 contain fundamentally different products.

2025 · 6 primary sales

Two 1BRs plus four larger 2BR products, including 1,860 sq. ft. at 2287.

2026 · 3 primary sales

Two small 1BRs at 2285 plus a 3,430 sq. ft. penthouse at 2287.

$3.175M penthouse

PH1501 is a special legal/product record under MTCC 1081, not a normal MTCC 1031 comp.

2289 excluded

Grand Harbour Townhomes are a separate low-rise condo-townhouse product under MTCC 1056.

A shared Grand Harbour name does not make every tower, corporation, penthouse and townhome interchangeable.

Repeated-product evidence

Two 2285 one-bedroom pairs tell a much calmer story.

Both repeated cells are inside MTCC 965 and have usable exact finished area in both years.

2285 · MTCC 965$521K → $465K

Product: 1BR / 600–699
Exact area: 698 → 617 ft²
Sold-price change: −10.7%
Exact $/ft²: $746 → $754 · +1.0%

2285 · MTCC 965$517K → $518K

Product: 1BR / 900–999
Exact area: 900 → 914 ft²
Sold-price change: +0.2%
Exact $/ft²: $574 → $567 · −1.3%

Combined pairwise screen−5.4% price / −0.2% $/ft²

Matched weight: 2
2025 coverage: 33.3%
2026 coverage: 66.7%
Interpretation: Thin, near-flat exact-area check

The 600–699 pair looks much weaker in total sale price because the 2026 suite is materially smaller. Exact-area pricing removes most of that apparent decline.

2287 special-product control

The two Grand Harbour II sales are not comparable to each other.

The 2025 record is a conventional large two-bedroom under MTCC 1031. The 2026 record is a 3,430 sq. ft. penthouse reported under MTCC 1081.

$1.18M2025 · 1,860 ft² · MTCC 1031

$3.175M2026 · PH1501 · 3,430 ft² · MTCC 1081

27 → 4 daysDOM for those two unique sales

No matched rateDifferent corporation + size class

The 2026 penthouse is useful as context for the upper end of Grand Harbour, but not as evidence that ordinary 2287 units tripled in value.

Exact area & carrying costs

This is one of the rare thin samples where exact area is complete.

Every primary sale has usable exact finished area, which makes the pairwise $/ft² check more informative than the broad median.

6 / 6 → 3 / 3Exact-area coverage

~$700 → ~$754/ft²Broad raw exact-area median · still mix-sensitive

~$1.290 → ~$1.266Observed maintenance / exact ft² / month

No imputationExact area preserved as reported

The broad $/ft² median also changes product mix and includes the 3,430 sq. ft. penthouse, so the repeated 2285 pairs remain the cleaner directional screen.

Grand Harbour identity

Two high-rise buildings, one separate townhouse component.

Public building references identify Rylar Developments as the developer. Grand Harbour at 2285 is a 1991 high-rise under MTCC 965; Grand Harbour II at 2287 is a 1992 high-rise with ordinary building reference MTCC 1031. The 2289 townhomes are a separate 1993 low-rise product under MTCC 1056.

2285Grand Harbour · MTCC 965

2287Grand Harbour II · ordinary MTCC 1031

2289Townhomes · MTCC 1056 · excluded

1991–93Public completion references

Visual context

Grand Harbour ranges from conventional one-bedrooms to landmark penthouse scale.

These preserved REALM images come from verified matched-period listings. They illustrate product range, not market performance.

Aerial view of Grand Harbour and the Mimico waterfront — Grand Harbour aerial / waterfront context

Representative Grand Harbour II condominium interior — Representative verified Grand Harbour II interior

Marina and lake view from a Grand Harbour penthouse listing — Representative marina / lake view context

Preserved REALM listing photography from verified matched-period sales; original brokerage watermarks retained.

Mimico waterfront context

Established resort-style amenities, but corporation documents still control.

Public references and broker sheets repeatedly describe concierge/security, indoor pool, gym, racquet/squash facilities and broad utility inclusions. For any real purchase or valuation, the current status certificate, fee schedule and corporation-specific documents matter more than a generic complex description.

Marina Del Rey →Beyond the Sea →Newport Beach →Humber Bay Shores guide →Building directory →

Unit-level due diligence

How I would compare a Grand Harbour condo.

1. Separate 2285, 2287 and 2289 first. High-rise Condo Apt, special penthouse legal records and low-rise townhomes are not one comp pool.

2. Confirm the corporation on the actual unit. PH1501 demonstrates why address alone is not enough at 2287.

3. Match bedrooms, reported band and exact finished area. The 600–699 pair changes direction once exact area is considered.

4. Compare floor, exposure, marina/lake view, parking, locker and condition. Grand Harbour product range is unusually wide.

5. Review the current status certificate. Historical observed fees and inclusions are screening inputs only.

Methodology

How the Grand Harbour analysis was built.

1. Scope. Matching Jan. 1-Sep. 20 periods in 2025 and 2026 at exactly 2285 and 2287 Lake Shore Blvd W.

2. Primary product definition. Sold Condo Apt records with single-level Apartment or 1 Storey/Apt styles. This produces 6 sales in 2025 and 3 in 2026.

3. Broader sensitivity. All Condo Apt styles add one 2025 Multi-Level record. It does not change the core mix conclusion.

4. Date validation. REALM’s broader 2025 AI query returned some records after Sep. 20. Those were explicitly rejected by sale-date validation before locking the cohort.

5. Primary match. Address/corporation × bedroom × reported-size strata. Only two repeated cells exist, both 1BRs at 2285 / MTCC 965. Their combined sold-price screen is about −5.4%.

6. Exact-area check. Exact area is available for all nine primary sales. The same two repeated pairs combine to about −0.2% in exact-area $/ft².

7. 2287 control. The 2026 PH1501 penthouse is reported under MTCC 1081 while ordinary Grand Harbour II references use MTCC 1031, so no 2287 matched rate is published.

Sources & verification

REALM transaction evidence first; public sources for building identity and legal-product context.

Condos.ca — Grand Harbour / 2285 / MTCC 965↗Condos.ca — Grand Harbour II / 2287 / MTCC 1031 building reference↗Condos.ca — Grand Harbour Townhomes / 2289 / MTCC 1056↗Zolo — PH1501 / 2287 special-product corporation reference↗

FAQ

Questions buyers and owners ask about Grand Harbour.

What addresses are covered in this Grand Harbour guide?

The high-rise analysis covers 2285 Lake Shore Blvd W / MTCC 965 and 2287 Lake Shore Blvd W. The low-rise Grand Harbour Townhomes at 2289 Lake Shore Blvd W / MTCC 1056 are a separate condo-townhouse product and are intentionally excluded.

Did Grand Harbour prices really fall more than 40% in 2026?

No responsible conclusion can be drawn from the raw complex median. The primary sample median moves from $931,750 to $518,000, but the product mix changes dramatically. The 2025 middle of the sample is dominated by larger 2-bedroom suites, while two of the three 2026 sales are smaller 1-bedrooms and the third is a 3,430 sq. ft. penthouse.

What did the matched Grand Harbour comparison show?

The two repeated 2285 / MTCC 965 one-bedroom size bands combine to an approximately -5.4% sold-price change. But after using exact finished area within those same pairs, the combined price-per-square-foot change is about -0.2%, essentially flat. Because each repeated cell is only one sale per year, this is thin pairwise evidence rather than a precise complex-wide trend.

Why is the 2026 penthouse at 2287 treated separately?

PH1501 sold for $3.175M with 3,430 sq. ft. and is reported under MTCC 1081 in REALM and historical public records, while ordinary Grand Harbour II building references use MTCC 1031. It is therefore treated as a special legal/product sensitivity rather than a normal MTCC 1031 comp.

How complete is the exact-area data?

All 6 primary 2025 sales and all 3 primary 2026 sales have usable exact finished area in the verified broker sheets. No missing exact area was imputed.

What do Grand Harbour maintenance fees generally include?

Public building references and the verified broker sheets commonly show broad inclusions such as heat, hydro, water, cable, parking and common elements. Current fee amounts and inclusions must still be confirmed for the exact unit and corporation.

Did Grand Harbour condo values collapse from $931,800 to $518,000?

Not necessarily. Those figures are raw medians from very different and very small sets of condos sold in 2025 and 2026. The later sample included two small one-bedrooms and one unusual penthouse, while the earlier sample contained more large condos. Two repeated one-bedroom comparisons gave a much smaller, uncertain like-for-like screen. A real property needs the correct building and corporation-specific comparable sales.

Unit-level Grand Harbour analysis

Comparing a condo at 2285 or 2287 Lake Shore?

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