MDMoh DianMohammad Hassan Mohammadian · Realtor®

Mirabella Luxury Condos twin towers at 1926 and 1928 Lake Shore Boulevard West

West Toronto waterfront building intelligence · September 2026

Mirabella 1926 & 1928 Lake Shore: same reported size, different resale stories.

I matched the same Jan. 1-Sep. 20 REALM sold window at 1926 and 1928 Lake Shore Boulevard West, then re-opened all 18 broker full sheets. The analysis controls for tower, primary bedrooms and reported size before interpreting the raw complex median.

By Moh Dian · Data through September 20, 2026

10 sales in 20258 in 202618 / 18 full sheets verified

One waterfront development, two distinct condo corporations

Does Mirabella's 11% lower raw median describe the condo you actually want?

Imagine someone touring two Mirabella suites with different lake exposures—one in the East Tower at 1926 and one in the West Tower at 1928 Lake Shore. An owner in either tower sees that the complex's historical 2026 raw median was about 11% lower. The source study's matched one-bedroom cells were softer by roughly 12.9%, but there were only eight completed 2026 sales and these comparisons cover primarily smaller suites. None of those numbers is a current valuation of a premium-view two-bedroom. The buyers and owner here are illustrative, not actual clients.

For a buyer comparing Mirabella units

First confirm the corporation and the particular view.

Mirabella's East Tower at 1926 Lake Shore is associated with TSCC 2956; West Tower at 1928 with TSCC 2961. They share development context but should have separate corporation and unit-specific due diligence. The repeated matched evidence mainly concerns one-bedroom product.

Next check: Check the unit's actual floor, view corridor, bedroom and den size, parking rights, fees and its own status certificate. Compare closed sales within the correct tower and product group before judging an asking price.

Check the correct corporation documents →

For an owner planning to sell

The one-bedroom sample is not a price rule for a premium suite.

The 2025 and 2026 matched windows held 10 and 8 sales. The building-wide raw median was about 11% lower and tower-plus-bedroom-plus-size matched cells about 12.9% lower, but they covered only 40% and 50% of the respective cohorts.

Next check: Anchor price to recent sales in your actual tower, with the same bedrooms, finished area, parking, floor, exposure and condition; then factor net proceeds and carrying time into the strategy.

Estimate selling expenses and net proceeds →

Which details matter more than the complex median?

Is this unit at 1926 or 1928 Lake Shore, and have you reviewed the right condominium corporation's records?
Do the sold comps match the exact bedroom count, reported size, exposure, finishes and legal inclusions?
Would the historical one-bedroom matched data fairly represent this exact suite, or does the sample leave an important gap?

Compare four actual Mirabella sales before judging your own condo →

The historical September 20 cutoff, 18 verified full sheets, method and original tower mapping are preserved. The matched estimate relies on three repeat one-bedroom product cells with limited coverage and cannot price larger or premium-view suites across both towers.

Four verified completed sales · two towers · different homes

At one Mirabella tower the selected prices were $100K apart. At the other, they were the same.

Suppose you find a north-facing Mirabella one-bedroom with the same reported square footage as an older sold listing. Is the old closing price an answer—or just a starting point? These four different sold condos show why a buyer should ask for the actual unit history, and why a seller should not transfer a tower's headline percentage onto an individual home.

1926 Lake Shore · East Tower · 687 reported ft²

Two north-facing one-bedrooms. A $100,000 difference between their historical sale prices.

September 2025: One 687-reported-ft² north-facing one-bedroom sold for $605,000. The historic sold sheet listed $552.37/month maintenance.

May 2026: A different north-facing one-bedroom, also 687 reported ft², sold for $505,000, with historic listing maintenance of $575.88/month.

Buyer question: why was the second completed sale $100,000 lower even though the broad size and compass exposure matched? Floor, actual sightline, condition, rights and sale terms have not been controlled. The later listing's old fee was $23.51/month higher, which is not a current quote or explanation for the entire price difference.

Document warning: the 2025 broker sheet's condominium-corporation field reads “0 / 0”, and a parking field reads “47” without verifying whether that is a stall identifier. Neither entry confirms the current legal corporation or a parking-space count. Independent building references associate 1926 with TSCC 2956; check the exact unit's status certificate and title.

1928 Lake Shore · West Tower · 676 reported ft²

Two other north-facing one-bedrooms sold for the same total price: $570,000.

August 2025: One 676-reported-ft² north-facing one-bedroom sold for $570,000. The listing stated $566.56/month historical maintenance.

February 2026: Another different one-bedroom with the same 676 reported ft² and north compass exposure also sold for $570,000, with the same $566.56/month historical listed maintenance.

Seller question: does an unchanged closed price for these two particular homes mean your West Tower suite held its value? No. They were distinct units, with no verified equivalence in floor, actual windows, finishes, offer terms or precise layout. An identical reported fee does not establish a matched repeat sale or a present fee schedule.

Document check: the historical sheets record TSCC 2961 for these two West Tower sales. Verify the current West Tower corporation, parking and locker rights for the property actually being purchased or sold.

How to use these four sales when deciding on a real unit

Start with the correct tower and corporation: 1926 East / TSCC 2956 or 1928 West / TSCC 2961 in the building research, subject to current unit documents.
Ask for exact suite-level comparables: floor, usable layout, finished-area source, true lake/park sightline, finishes, parking and locker rights, and dates of sale.
Check present carrying costs from the status certificate, budget and current fee statement. These examples have historic listing-reported fees, not verified current expenses.
Treat the original 10 completed sales in 2025 and eight in 2026, and the three repeated tower-size cells, as limited market context—not an appraisal or a claim that all units changed alike.

You can check the right corporation documents, explore the Humber Bay Shores building directory, or request an optional, specific-unit comparison. The evidence above is available without submitting any personal information.

2026 resale snapshot

Eight verified sales, a $595.5K raw median and a concentrated one-bedroom matched sample.

The 2026 cohort is not the same product mix as 2025. At 1926, 2026 has only one-bedroom sales; at 1928, the 2026 two-bedroom mix shifts toward smaller 700-799 sq. ft. product. That makes tower and size controls essential.

8Verified 2026 sales

$595.5KRaw 2026 median

32 daysMedian DOM

3 / 8Sold within 30 days

$814Broad median sold / exact ft²

100%2026 exact-area coverage

Matched Jan. 1-Sep. 20 windows: 10 completed sales in 2025 and 8 in 2026. Completed-sale counts are not listing supply or sell-through rates.

The main finding

The raw decline survives the product-control screen.

$669K → $595.5K

Raw matched-period median: −11.0%.

−12.9%

Tower + bedroom + reported-size matched estimate.

−13.7%

Matched exact-area $/ft² sensitivity.

24.5 → 32 days

Median market time moved slower.

Unlike several nearby buildings where the raw median and matched evidence diverge, Mirabella’s repeated one-bedroom cells point in the same softer direction. The limitation is coverage: those common cells represent 40% of 2025 sales and 50% of 2026 sales.

Matched-product control

Three repeated tower + bedroom + size cells carry the primary estimate.

The screen compares only common cells inside the same tower. It does not mix East Tower and West Tower sales even when the reported size band is the same.

−12.9%Matched sold-price estimate

4Total matched weight

40%Coverage of 2025

50%Coverage of 2026

10,000Deterministic bootstrap draws

−17.9% to −6.9%Bootstrap 95% range

All 10,000 bootstrap draws were below zero, but the matched cells are all one-bedroom product. The result is useful for repeated small-suite evidence, not as a universal rate for Mirabella’s larger two-bedroom and premium-view suites.

Repeated one-bedroom cells

Every common cell moved lower.

The strongest repeated evidence comes from three tower-specific one-bedroom comparisons.

1926 · 1BR · 600-699$605K → $505K

Sales: 1 → 1
Change: −16.5%
Exact area: 687 → 687 ft²

1926 · 1BR · 700-799$668K → $601K

Sales: 1 → 1
Change: −10.0%
2025 exact area: Not populated

1928 · 1BR · 600-699$645K → $565K

Sales: 2 → 2
Change: −12.4%
Matched weight: 2

The 1926 600-699 pair is especially clean on area: both broker sheets report exactly 687 finished sq. ft., so the total-price and exact-area $/ft² changes are the same at about -16.5%.

Exact-area sensitivity

The exact-area screen confirms rather than reverses the softer signal.

Exact finished area is populated on 8 of 10 verified 2025 sales and all 8 verified 2026 sales.

$8992025 broad median sold / exact ft²

$8142026 broad median sold / exact ft²

−13.7%Matched exact-area sensitivity

80% → 100%Exact-area coverage

$0.823 → $0.807Broad maintenance / exact ft²

−0.3%Matched maintenance-intensity change

Historical maintenance values are broker/MLS reported and are screening context only. Current fees, inclusions, reserve-fund information, insurance, litigation and special assessments belong in the current corporation documents.

Tower split

Both raw tower medians moved lower, but both are product-mix sensitive.

The East and West towers should be read separately before any complex-level conclusion.

1926 · East · TSCC 2956$668K → $553K

Sales: 5 → 2
Raw change: −17.2%
Median DOM: 23 → 19.5

1928 · West · TSCC 2961$720K → $602K

Sales: 5 → 6
Raw change: −16.4%
Median DOM: 26 → 34

Combined complex$669K → $595.5K

Sales: 10 → 8
Raw change: −11.0%
Median DOM: 24.5 → 32

The East Tower lost its three 2025 two-bedroom 700-799 sales from the 2026 matched window. The West Tower also shifts from two premium 900-999 two-bedroom sales in 2025 toward several smaller two-bedroom sales in 2026.

Liquidity

Market time moved somewhat slower, while the sale/list ratio improved.

The two indicators can move in different directions when sellers adjust asking prices before a successful sale.

24.5 → 32Median DOM

6 / 10 → 3 / 8Sold within 30 days

2 → 0Sales over 60 DOM

96.1% → 98.3%Median sale/list ratio

A 211-day 2025 East Tower sale materially stretches the old-period tail. Median DOM is therefore more useful here than an average.

Building identity

One Mirabella development, two condominium corporations.

Public building references identify 1926 Lake Shore Boulevard West as the East Tower / TSCC 2956 and 1928 Lake Shore Boulevard West as the West Tower / TSCC 2961. Both are commonly described as 38-storey towers completed in 2022.

1926East Tower · TSCC 2956

1928West Tower · TSCC 2961

38Public-reference storeys

2022Public-reference completion

Two 2025 broker sheets contain corporation-field anomalies: W11961688 at 1926 reports 0 / 0, and W11902659 at 1928 reports TSCP / 2956. I preserve those raw values, but the analytical tower grouping follows the verified address-to-corporation mapping rather than the erroneous listing field.

Verified Mirabella photography

Twin-tower identity, lake exposure and representative interiors.

These images come from verified 2026 sold listings at 1926 and 1928 Lake Shore. They illustrate building and suite context only; they do not imply every unit has the same exposure, view or finish.

Mirabella twin towers at Lake Shore and Windermere — Mirabella twin-tower complex

Lake-facing Mirabella suite interior — Representative lake-facing East Tower interior

Mirabella West Tower exterior — West Tower / podium context

Mirabella Luxury Condos exterior from Lake Shore Boulevard West — 1926 and 1928 Lake Shore exterior

Representative East Tower Mirabella interior — Representative East Tower interior

Representative West Tower Mirabella interior — Representative West Tower interior

REALM listing photography from MLS® W13617534, W13481378, W12591436, W12763424, W13032944 and W12756436; source brokerage watermarks preserved.

Lake Ontario view from a verified Mirabella suite

Lake Shore / Windermere context

Mirabella sits between High Park and the west waterfront, but tower identity comes first in valuation.

For a specific unit, I would start inside the correct Mirabella corporation, then match exact finished area, bedroom/den layout, floor, exposure, actual view, parking, locker and condition before widening to NXT or Windermere by the Lake.

15 Windermere guide →NXT 103 & 105 The Queensway →Windermere Terrace →Park Lake 1900 & 1910 →Toronto area guide →

Methodology

How this Mirabella analysis was built.

1. Exact-address scope. Authenticated REALM searches use exact numeric street numbers 1926 and 1928 plus Lake Shore, with hard validation of every returned address.

2. Matched windows. January 1-September 20 is used for both 2025 and 2026.

3. Full-sheet verification. All 18 qualifying sold broker full sheets were re-opened before the evidence lock.

4. Tower control. Primary matching uses exact street address/tower + primary bedroom count + reported MLS size band. East and West sales are never pooled inside a repeated cell.

5. Matched estimator. Common-cell medians are weighted by the smaller year count and combined using a weighted geometric mean.

6. Uncertainty. A deterministic 10,000-draw within-cell bootstrap produced a 95% range of about -17.9% to -6.9% for the matched sold-price estimator.

7. Exact-area sensitivity. Exact $/ft² uses the broker full-sheet finished-area field only when populated. Coverage is 8/10 in 2025 and 8/8 in 2026.

Sources & verification

Transaction evidence first; public sources for tower identity.

Mirabella building reference — 1926 / TSCC 2956 and 1928 / TSCC 2961 corporation mapping↗Condos.ca — Mirabella West Tower / 1928 Lake Shore building context↗

FAQ

Questions buyers and owners ask about Mirabella.

What did Mirabella condos sell for in 2026?

From January 1 through September 20, 2026, I verified 8 completed sales across Mirabella: 2 at 1926 Lake Shore and 6 at 1928 Lake Shore. The raw complex median was $595,500, compared with $669,000 across 10 sales in the same 2025 window.

Did Mirabella condo prices fall in 2026?

The raw matched-period median was about 11.0% lower. A tower + primary-bedroom + reported-size matched screen was about 12.9% lower, and the matched exact-area price-per-square-foot screen was about 13.7% lower. The repeated cells are all one-bedroom product and cover only 40% of the 2025 sample and 50% of the 2026 sample, so those figures should not be applied mechanically to every Mirabella layout.

What is the difference between 1926 and 1928 Lake Shore?

Public building references identify 1926 Lake Shore Boulevard West as Mirabella East Tower / TSCC 2956 and 1928 Lake Shore Boulevard West as Mirabella West Tower / TSCC 2961. They are physically connected within the same development but are separate condominium corporations, so I control for tower before comparing resales.

What were the repeated one-bedroom comparisons?

At 1926, the 1-bedroom 600-699 sq. ft. cell moved from $605,000 to $505,000, about 16.5% lower, while the 700-799 cell moved from $668,000 to $601,000, about 10.0% lower. At 1928, the 1-bedroom 600-699 median moved from $645,000 to $565,000, about 12.4% lower.

How reliable is the exact-area evidence?

Exact finished area was populated on 8 of 10 verified 2025 sheets and all 8 verified 2026 sheets. The matched exact-area screen is based on three matched-weight observations across two one-bedroom cells and is about 13.7% lower, so it is a sensitivity check rather than a complete building-wide appraisal rate.

Did all Mirabella units lose around 13% of their value in 2026?

No. Mirabella's 2026 raw mixed median screened around 11% below the matched 2025 period, and its repeated tower-plus-bedroom-plus-size one-bedroom cells about 12.9% lower. Those cells cover less than all historical sales and do not establish a precise rate for larger or view-premium units. Check the exact tower, completed same-product sales, current fees, floor and condition.

Unit-level Mirabella analysis

Comparing a condo at 1926 or 1928 Lake Shore?

Send me the listing or unit number. I can narrow the evidence to the correct Mirabella tower by exact area, layout, floor, exposure, lake/city view, parking, locker, condition and current corporation documents instead of applying one complex average.