Mystic Pointe building intelligence · September 2026
The difference is bedroom mix: 2025 is mostly one-bedroom product, while both matched-period 2026 sales are two-bedrooms. Market time also lengthened.
Bedroom mix changes the apparent price story
Imagine a two-bedroom buyer touring The Legend at 190 Manitoba and an owner hoping for the strongest sale possible. If they see the historical raw median up about 20.8%, they might think every unit gained that much. But the 2025 sample was dominated by one-bedrooms while both completed 2026 sales were two-bedrooms. The only repeated two-bedroom-and-size product showed a much smaller 3.6% median increase. These are illustrative decisions, not a current valuation or client transaction.
The sole repeated 900–999 ft² two-bedroom band had historical medians of $579,000 in 2025 and $599,900 in 2026. This is one comparable-product cell, not enough to value all condos in the building.
Next check: Compare true bedroom count, room usability, reported and exact area, floor, exposure, current fees and the actual unit's corporation records before deciding what it is worth.
Review the bedroom versus den decision →The overall median moved from about $505,000 to $609,950 in the sample, but the bedroom mix changed sharply. Selling time also moved from 30 to 57 days, and only two sales closed in the 2026 window.
Next check: Review current same-bedroom inventory, comparable previous closings and building-specific expenses. Avoid assuming a buyer will pay 20% more merely because larger suites sold in the 2026 cohort.
Plan for the full offer, timing and net outcome →The locked matched-period sample includes only four 2025 completed sales and two in 2026. A single repeated 2-bedroom product cell describes those sales, not the appreciation or selling time of every current suite.
Matched-period snapshot
The repeated 2-bedroom product provides a much narrower directional signal than the raw building median.
The repeated cell has one sale in each year. It is a thin benchmark, not a precise building appreciation rate.
Why the raw median jumps
Three 1-bedroom products and one 2-bedroom.
Both completed sales are 2-bedrooms.
Useful as a descriptive result, not a clean same-product rate.
The only repeated physical product tells a much calmer story.
Repeated-product evidence
The 2025 and 2026 transactions share the same bedroom count and reported size band.
The 2025 matched sheet genuinely leaves exact finished area blank, so no matched exact-area $/ft² change is imputed from the 900–999 reported band.
Liquidity
The sample is thin, but both available marketability screens weaken.
Exact area & carrying cost
Exact area is available for three of four 2025 sales and both 2026 sales.
The broad 2026 $/ft² median is lower, but both 2026 sales are larger 2-bedroom products. It should not be read as a clean same-product decline.
Building identity
Public references identify The Legend at 190 Manitoba as MTCC 1180, built in 1998, 10 storeys and 104 units. Camrost-Felcorp is identified as the developer, with FirstService Residential listed as management. The nearby Mystic Pointe townhomes are MTCC 1174 and are not part of this resale pool.
Verified building context
These images come from verified matched-period Legend sales and show building, interior and courtyard context.
Preserved REALM listing photography from verified matched-period sales; original brokerage watermarks retained.
Mystic Pointe context
Mystic Pointe includes several distinct buildings and corporations. A nearby sale can be useful context, but corporation, suite format, exact area, fees and amenities need explicit adjustment before it becomes a comparable.
Methodology
1. Exact-address scope. Sold Condo Apt records at exactly 190 Manitoba St in matching Jan. 1-Sep. 20 windows.
2. Product control. Single-level Apartment / 1 Storey-Apt records only; nearby townhouses are excluded.
3. Full-sheet verification. All six sold broker sheets were reopened; one 2025 sheet required a targeted retry.
4. Repeated product. Only 2BR / 900–999 repeats in both years, producing a +3.6% coarse-band sold-price screen.
5. Exact-area discipline. The 2025 matched 2BR exact-area field is blank, so no matched $/ft² rate is calculated.
6. Interpretation. Raw median +20.8% is bedroom-mix sensitive; the repeated product is much closer to flat, while completed-sale liquidity slows.
Sources & verification
FAQ
Four qualifying single-level condo sales appear between Jan. 1 and Sep. 20, 2025, versus two in the same 2026 window. All six broker full sheets were reopened and verified.
The raw building median moved from $505,000 to $609,950, about 20.8% higher. But three of four 2025 sales are 1-bedroom products while both 2026 sales are 2-bedrooms, so the raw median is heavily product-mix sensitive.
The only repeated bedroom and reported-size cell is 2-bedroom / 900-999 sq. ft. It sold for $579,000 in 2025 and $599,900 in 2026, about 3.6% higher.
The 2025 repeated 2-bedroom broker sheet genuinely leaves exact finished area blank. Rather than infer area from the reported band or marketing remarks, the matched exact-area comparison is withheld.
Yes in the locked sample. Median days on market moved from 30 to 57 days. Two of four 2025 sales completed within 30 days, while neither 2026 sale did.
No. Public references identify the townhomes at 180, 210 and 220 Manitoba as a separate condominium corporation, MTCC 1174. This guide analyzes The Legend at 190 Manitoba / MTCC 1180 only.
The 2026 raw median was about 20.8% higher because both 2026 sales were two-bedrooms whereas the 2025 set included more one-bedrooms. The lone repeated two-bedroom/900–999 ft² product increased only about 3.6%, with a very small sample. A specific condo needs current similar sales and a review of its location, condition and fees.
Unit-level Legend analysis
Send me the listing or unit number. I can narrow the evidence by bedroom count, exact area, floor, exposure, parking, locker, condition and current condo documents before widening to other Mystic Pointe buildings.