MDMoh DianMohammad Hassan Mohammadian · Realtor®

Newport Beach waterfront condominium complex at 2111 Lake Shore Boulevard West

Mimico / Humber Bay Shores building intelligence · September 2026

Newport Beach at 2111 Lake Shore: the raw median rose, but the repeated 2BR product was nearly flat.

The 2026 mix includes more large suites, so the useful comparison is the repeated 2-bedroom / 1,000–1,199 sq. ft. cell rather than the building median alone.

By Moh Dian · 10 matched-period REALM broker full sheets verified

4 sales in 20256 in 20262111 Lake Shore Blvd W

At Newport Beach, a bigger sold unit can lift the whole median

The Newport Beach median rose. Would your two-bedroom really be worth more?

Imagine a buyer touring a two-bedroom at Newport Beach and an owner trying to price a similar layout. They notice the 2026 mixed historical median rose from $715,000 to $733,500. But the 2026 sample had more large suites, while the repeat two-bedroom 1,000–1,199 ft² group barely changed—from $715,000 to $710,000. Their actual condo still needs a floor, view, maintenance and condition comparison. These are illustrative reader decisions, not currently available homes.

For a buyer needing space

An extra bedroom or bigger area doesn't guarantee comparable value.

Four completed sales formed the historical 2025 sample and six in 2026. In the repeated two-bedroom size group, two 2025 sales and three 2026 sales produced a nearly flat price comparison, while the broader exact-area median changed more sharply.

Next check: Match the unit's exact size, bedroom configuration, floor and exposure; verify MTCC 1352 documents and which utilities are included in today's monthly fee. Check same-product sales and current alternatives before relying on a median.

Compare full carrying costs →

For a Newport Beach seller

One strong large-suite sale shouldn't reset every list price.

The mixed median increased as larger suites entered the cohort, but the repeated two-bedroom 1,000–1,199 ft² cell screened about 0.7% lower. The conditional interval crossed zero, so there is no decisive appreciation rate for the building.

Next check: Use completed sales of genuinely comparable same-layout suites, then adjust for condition, floor, view, current competition, legal inclusions and the costs of a longer sale.

Plan the sale and negotiate the whole offer →

What to check inside the actual condo

Is the comparable from the same apartment product rather than Newport Beach townhomes?
Does the historical comp match a 1,000–1,199 ft² two-bedroom, or a different larger suite?
What are the actual unit's present-day condo fees, utility inclusions, condition, parking and view?

The original 10 broker sheets and matched 2025 and 2026 periods remain intact. The repeated two-bedroom product cell contains only five total sales and its matched-price uncertainty crosses zero; this is neither a unit valuation nor proof of a building-wide gain or loss.

Matched-period snapshot

The raw median moved higher. The common 2-bedroom product did not.

The 2026 cohort adds more large 1,400–1,599 sq. ft. suites, so raw building-wide medians and $/ft² screens need product-mix controls.

4 → 6Matched-period sales

$715K → $733.5KRaw building median · about +2.6%

10 → 25 daysRaw median DOM

−0.7%Bedroom + size matched estimate

−11.2% to +5.9%Bootstrap 95% range

10 / 10Broker full sheets verified

The matched interval crosses zero. The −0.7% point estimate is a near-flat directional screen, not evidence of a precise building-wide decline.

The main finding

Inside the repeated 2BR size band, sold price and exact $/ft² were essentially flat.

$715K → $710K

2BR / 1,000–1,199 sq. ft. median sold price.

~$690 → ~$688/ft²

Median exact reported sold price in that same cell.

2 → 3 sales

Repeated-cell transaction count.

9.5 → 22 days

Repeated-cell median DOM.

The controlled cell is steadier than the building-wide raw $/ft² median because the 2026 sample contains more large suites. Product mix matters before any appreciation conclusion.

Repeated 2BR evidence

Five sales form the strongest like-for-like Newport Beach screen.

Two qualifying 2025 sales and three 2026 sales occupy the same 2-bedroom / 1,000–1,199 sq. ft. reported-size band.

2025 repeated cell$715K

Sales: 2
Median exact $/ft²: ~$690
Median DOM: 9.5 days
Historical maint.: ~$0.990/ft²

2026 repeated cell$710K

Sales: 3
Median exact $/ft²: ~$688
Median DOM: 22 days
Historical maint.: ~$1.095/ft²

One of the three 2026 sales took 113 days on market and sold at $635,000; the other two sold at $710,000 and $757,000. Floor, exposure, condition, parking and exact area still create meaningful spread inside one reported-size band.

Why the broad $/ft² median looks weaker

Exact-area coverage expands and the 2026 sample adds larger suites.

The broad raw exact-area median moves from about $695 to $622 per reported finished square foot, but that is not a controlled repeat-product result.

3 → 6Usable exact-area records

$695 → $622/ft²Broad raw exact-area median

$690 → $688/ft²Repeated 2BR-cell exact-area median

~$0.990 → $1.095Repeated-cell historical maintenance / exact ft² / month

The repeated-cell exact-area result is the cleaner comparison. The broader screen changes composition materially between years and should not be used as a unit-level valuation rule.

Building identity

Newport Beach is an established waterfront complex of two towers and townhomes.

Canderel Residential describes Newport Beach as a completed 2000 lakefront project with two 17-storey towers and townhomes, designed by Graziani + Corazza. Verified resale sheets and public references identify corporation MTCC 1352. Public unit counts vary depending on whether sources describe the high-rise component or the total project, so this guide does not use a single unit-count claim.

2111Lake Shore Blvd W

1352Corporation number

17Public tower storeys

2000Completion reference

Complex, suite and waterfront context

Newport Beach has unusually broad suite sizes, so exact product matching matters.

These preserved REALM images come from verified 2111 Lake Shore listings. They are descriptive context only and do not imply that every suite has the same view, finish or floor.

Aerial view of Newport Beach at 2111 Lake Shore Boulevard West — Newport Beach / waterfront complex context

Representative Newport Beach condominium interior — Representative verified Newport Beach interior

Lake Ontario view from a Newport Beach listing — Representative lake / park view corridor

Preserved REALM listing photography from verified 2111 Lake Shore sales; original brokerage watermarks retained. Images are descriptive context, not evidence of market performance.

Newport Beach towers and courtyard context

Humber Bay Shores context

Same waterfront cluster, separate resale pool.

Newport Beach sits beside the Waterview / Voyager cluster, waterfront trails and Jean Augustine Park. Its apartment sales belong to MTCC 1352 and should not be merged with Voyager I or Voyager II just because the buildings are neighbours.

The maintenance structure is also notable: public building references and the verified broker sheets repeatedly indicate heat, hydro and water are included, but current unit-specific fees and inclusions must still be verified.

Waterford Towers →Voyager at Waterview →Palace Place →Waterscapes →Humber Bay Shores guide →Building directory →

Unit-level due diligence

How I would compare a Newport Beach condo.

1. Start with bedroom configuration and reported size. The matched-window sales range from roughly 600 sq. ft. to nearly 1,600 sq. ft., so one building median is too coarse.

2. Use exact finished area next. The repeated 2BR / 1,000–1,199 sq. ft. cell is much more stable on exact $/ft² than the broad building screen.

3. Compare floor, exposure, balcony and lake/skyline view. Waterfront orientation varies materially across the towers.

4. Verify parking, locker and condition. The matched cohort includes one- and two-parking-space units and a wide renovation range.

5. Read the current corporation documents. Historical maintenance intensity and utility inclusions are screening inputs only; current fees, reserve fund, insurance, litigation and special assessments require current documents.

Methodology

How the Newport Beach analysis was built.

1. Scope. Matching Jan. 1-Sep. 20 periods in 2025 and 2026, sold Condo Apt / Apartment records at 2111 Lake Shore Blvd W. Townhouse product is excluded.

2. Cohort. Four qualifying 2025 sales and six qualifying 2026 sales. All ten broker full sheets were verified.

3. Primary mix control. Common bedroom × reported-size strata are compared by median sold price and combined with a weighted geometric mean using the smaller year count as weight.

4. Matched result. Only the 2BR / 1,000–1,199 sq. ft. cell repeats across both periods; its $715K to $710K median produces the approximately −0.7% matched estimate.

5. Uncertainty. The conditional bootstrap range is roughly −11.2% to +5.9% and crosses zero. The point estimate is therefore directional rather than conclusive.

6. Exact-area reconciliation. Exact reported area is usable for three 2025 sales and all six 2026 sales. No missing exact area was imputed.

Sources & verification

Transaction evidence first; developer/public sources for building identity.

Canderel Residential — Newport Beach project / completion / design reference↗Condos.ca — Newport Beach / MTCC 1352 / management reference↗metroEV — 2111 Lake Shore building / EV infrastructure reference↗

FAQ

Questions buyers and owners ask about Newport Beach.

Did Newport Beach condo prices rise in 2026?

The raw Jan. 1-Sep. 20 building median moved from $715,000 in 2025 to $733,500 in 2026, about 2.6% higher. But the 2026 product mix includes more large 1,400-1,599 sq. ft. suites, so the raw median is not a like-for-like trend. The repeated 2-bedroom / 1,000-1,199 sq. ft. cell moved from a $715,000 median to $710,000, about 0.7% lower.

What was the strongest repeated Newport Beach product cell?

The only common bedroom-and-reported-size cell was 2-bedroom / 1,000-1,199 sq. ft. It had two sales in 2025 and three in 2026. Median sold price was $715,000 versus $710,000, while median exact reported price per square foot was about $690 versus $688.

Was the matched Newport Beach result conclusive?

No. The bedroom + size matched estimate was about 0.7% lower, but the deterministic bootstrap range was roughly -11.2% to +5.9%. Because that range crosses zero and matched coverage is limited, the result is best read as near-flat directional evidence rather than a precise building-wide change.

How fast did condos sell at Newport Beach?

Median days on market moved from 10 days in the 2025 matched window to 25 days in 2026. Inside the repeated 2-bedroom / 1,000-1,199 sq. ft. cell, median DOM moved from 9.5 to 22 days. One 2026 sale took 113 days, so unit-level condition, pricing and product type still matter.

What condominium corporation is Newport Beach?

The verified broker sheets use corporation number 1352, and public building references identify the corporation as MTCC 1352. Two source sheets render the prefix as MTTC, but retain corporation number 1352.

What is Newport Beach at 2111 Lake Shore?

Canderel Residential describes Newport Beach as a waterfront project completed in 2000 with two 17-storey towers and townhomes, designed by Graziani + Corazza. This guide analyzes only sold Condo Apt / Apartment records, not townhouse product.

Did Newport Beach condos appreciate because the 2026 raw median was higher?

Not necessarily. The 2026 sample contained more large suites than 2025. In the repeated two-bedroom 1,000–1,199 reported-square-foot group, the historic median went from about $715,000 to $710,000 on only five sales. The uncertainty spans price increases and decreases. An individual condo needs exact area, floor, exposure, condition, current fees and like-for-like sales.

Unit-level Newport Beach analysis

Comparing a condo at 2111 Lake Shore?

Send me the listing or unit number. I can narrow the evidence to the closest Newport Beach solds by exact area, layout, floor, exposure, view, parking, locker, condition and current condo documents.