MDMoh DianMohammad Hassan Mohammadian · Realtor®

High Park-Swansea building intelligence · September 2026

NXT Condos: the raw complex median fell 9.1%. Phase-controlled pricing points about 7.3% lower.

I matched the same Jan. 1-Sep. 20 REALM sold window for 2025 and 2026 across 103 and 105 The Queensway, then re-opened all 43 broker full sheets before accepting corporation, exact-area, maintenance, parking and sold-date evidence.

By Moh Dian · Data through September 20, 2026

22 sales in 202521 in 20262 phases / 2 corporations

The same branded development can contain different ownership decisions

Are you buying at 103 The Queensway or 105 The Queensway—and why does it matter?

Imagine a buyer touring one NXT condo at 103 The Queensway and another at 105. Both are part of the NXT development, but they have different condominium corporations and sold mixes. The 2026 complex-wide historical median was $500,000, and the raw medians across the phases moved in opposite directions, while phase-plus-bedroom-plus-size matching pointed about 7.3% lower overall. The decision belongs to the exact unit and its corporation documents, not to a shared brand name. These are illustrative viewings, not live listings.

For a buyer choosing an NXT tower

Confirm the exact address and corporation before comparing fees or prices.

NXT I at 103 The Queensway is TSCC 2143; NXT II at 105 The Queensway is TSCC 2319. The original two-year sample contained 22 and 21 completed sales. A phase-blended median can obscure quite different tower unit mixes.

Next check: Compare the same-bedroom and size suites at the correct phase. Review that corporation's current status certificate, fees, parking/locker rights, view, floor and any building-specific operational concerns.

Check the correct condo corporation →

For an owner at NXT

A 9.1% lower raw median isn't the same as your exact loss.

The raw complex median moved about 9.1% lower, but controlling for phase, bedroom and reported size gave a roughly 7.3% lower historical screen. Matched comparisons cover about two-thirds of each year, still not every layout.

Next check: Start with recent comparable same-phase sales, actual unit exposure and floor, current amenities and condo fees; compare live competition and calculate total selling costs.

Work out your actual seller proceeds →

The three facts to verify before relying on a NXT median

Is the condo at 103 or 105 The Queensway, and which corporation's finances and rules apply?
Do the sample sales match the actual bedroom, den, reported area, floor, lake or park view, and parking inclusions?
Am I seeing a complex-wide mixed median or a same-phase, same-product sale that genuinely informs this unit?

The original 43 verified broker sheets and locked matched January–September windows are preserved. Phase-controlled 7.3% lower pricing is a historical matched sample signal; it is not a fixed offer discount, an appraisal, or a guarantee of future returns.

2026 resale snapshot

Twenty-one verified sales, a $500K raw median and a wider slow-sale tail.

The combined complex median is useful context, but NXT I and NXT II have different suite mixes. The primary year-over-year screen therefore keeps the phase inside every matched product cell.

21Verified 2026 sales

$500KRaw combined median

25 daysMedian DOM

11 / 21Sold within 30 days

$718Median sold / exact reported ft²

$1.006Median maintenance / exact ft² / month

Matched Jan. 1-Sep. 20 periods: 22 sales in 2025 and 21 in 2026. Completed-sale counts are not listing supply or a sell-through probability.

What changed?

The phase-controlled signal is softer, but less negative than the raw complex median.

$550K → $500K

Raw combined median: −9.1%.

−7.3%

Phase + bedroom + size matched estimate.

−10.6% to −4.9%

Matched-price bootstrap 95% range.

24 → 25 days

Combined median DOM was almost flat.

All 10,000 deterministic bootstrap draws stayed below zero, strengthening the softer direction in this locked matched-period sample. It still does not justify applying one percentage to every NXT suite.

Why phase control matters

The two raw tower medians tell opposite stories.

103 and 105 The Queensway are separate corporations and their sold product mix changed differently. That makes raw phase medians especially vulnerable to mix effects.

NXT I · 103 The Queensway$617K → $512.5K

Sales: 12 → 10
Raw median change: −16.9%
Matched phase change: −9.3%

NXT II · 105 The Queensway$481.5K → $500K

Sales: 10 → 11
Raw median change: +3.8%
Matched phase change: −5.8%

Combined complex$550K → $500K

Sales: 22 → 21
Raw median change: −9.1%
Phase-controlled match: −7.3%

The NXT II raw median rose even though its repeated-product matched estimate moved lower. That is exactly the type of product-mix distortion this series is designed to expose.

Matched-product sensitivity

Fourteen matched-weight observations cover about two-thirds of each year.

The primary screen matches phase/address, primary bedroom count and reported MLS size band, then combines common cells using the smaller year count as the weight.

−7.3%Phase + bedroom + size estimate

14Total matched weight

64%Matched coverage of 2025

67%Matched coverage of 2026

10,000Bootstrap draws

100%Draws below zero

A simpler bedroom + size screen that ignores phase is about −8.2%, which is another reason to keep the two corporations separate in the primary comparison.

Repeated-product checks

Most common product cells moved lower; one NXT II one-bedroom band was flat.

The repeated cells show the range inside the matched estimate and help identify which suite types deserve tighter unit-level comps.

103 · 2BR · 900-999 sq ft$730.5K → $660K

Sales: 2 → 3
Change: −9.7%
Matched weight: 2

105 · 1BR · 0-499 sq ft$441.5K → $400K

Sales: 4 → 3
Change: −9.4%
Matched weight: 3

105 · 1BR · 700-799 sq ft$550K → $550K

Sales: 2 → 3
Change: 0.0%
Matched weight: 2

The 103 one-bedroom 0-499 sq. ft. cell moved from $470K to $367.5K, but it contains only one sale in each year and should not be generalized.

Exact-area & carrying-cost sensitivity

Exact-area pricing is softer by a smaller amount than total-price matching.

Exact-area coverage is incomplete in 2025 but complete in 2026, so broad $/ft² medians require a coverage warning. The phase-and-product matched sensitivity is the better check.

$7572025 broad median sold / ft² (n=15)

$7182026 broad median sold / ft² (n=21)

−4.3%Matched exact-area sensitivity

$0.9892025 maintenance / ft² median

$1.0062026 maintenance / ft² median

+1.7%Matched maintenance-intensity change

Historical listing-reported maintenance is screening context only. Current fees, inclusions, reserve-fund information, insurance, litigation and special assessments belong in the current corporation documents and status certificate.

Liquidity

The median barely moved, but the slow-sale tail became heavier.

Marketability did not change uniformly across the two phases, so a single combined DOM number should not be used as a complete negotiation signal.

24 → 25Combined median DOM

13 / 22 → 11 / 21Sold within 30 days

1 → 5Sales over 60 DOM

97.1% → 95.3%Median sale/list ratio

29 → 23103 median DOM

15 → 35105 median DOM

NXT I screened faster at the median while NXT II screened slower. Floor, view, exact area, parking, locker and asking-price strategy can materially change a specific listing’s market time.

Building identity

NXT is a two-phase High Park-Swansea complex with separate corporations.

Public building and City references identify 103 The Queensway as NXT I / TSCC 2143, registered in 2011 with 464 units, and 105 The Queensway as NXT II / TSCC 2319, registered in 2013 with 525 units. Public references describe 29 and 34 storeys respectively.

103The Queensway · TSCC 2143

105The Queensway · TSCC 2319

464 + 525Public-reference unit counts

29 + 34Public-reference storeys

Two broker sheets at 105 carry an entered `TSCC / 2143` corporation field. The raw anomaly is preserved. Public records and building references map 105 The Queensway to TSCC 2319, so the primary matching key uses the verified street address/phase rather than silently trusting those two corporation entries.

Building and suite context

Two towers, shared amenity context and materially different views.

These images come from verified NXT sold listings. They illustrate building and suite context only; they do not imply that every unit has the same finish, view, balcony, parking or amenity relationship.

NXT I exterior at 103 The Queensway — NXT I / 103 The Queensway

NXT II exterior at 105 The Queensway — NXT II / 105 The Queensway

Glass amenity and entrance space between the NXT towers — Shared amenity / entrance context

Representative sold-unit interior at NXT — Representative verified sold-unit interior

Lake-view living room from a verified NXT II sold listing — Lake-view suite context

NXT tennis court amenity — Tennis-court amenity context

REALM listing photography from MLS® W12145796, W12910490, W13477922 and W13713322; source brokerage watermarks preserved. Images are descriptive context, not proof of market performance.

High Park-Swansea / west waterfront context

View, floor and phase matter before a broad west-end condo average.

NXT sits near The Queensway and Windermere, close to the waterfront, High Park-Swansea and the west-end Gardiner corridor. Lake, skyline and High Park-oriented exposures can create material differences inside the same reported size band.

For unit-level valuation, I would start inside the exact NXT phase and corporation, then widen only after accounting for exact area, layout, floor, exposure, view, parking, locker, condition and current fees.

Windermere by the Lake 15 Windermere →Riverhouse at the Old Mill: compare boutique riverside living →Windermere Terrace 9 / 93 / 95 →Mirabella 1926 & 1928 Lake Shore →Toronto area guide →Nearby waterfront building directory →Palace Pier 2045 Lake Shore →Lakeside Place 2067 Lake Shore →

Buyer / owner due diligence

How I would compare two NXT units.

1. Match the phase first. Keep 103 / TSCC 2143 and 105 / TSCC 2319 separate before widening the comp set.

2. Match exact area and layout. The raw tower medians diverge sharply because the mix of small one-bedrooms and larger two-bedrooms changes between periods.

3. Compare floor, exposure and actual view. Lake, skyline, park and highway-facing conditions can matter materially inside one reported size band.

4. Normalize parking, locker and condition. A parking space or owned locker should not be treated as invisible when comparing otherwise similar units.

5. Read current corporation documents. Historical maintenance intensity is only a screen; the current status certificate and corporation documents control due diligence.

Methodology

How this NXT analysis was built.

1. Scope. Authenticated REALM searches isolated sold Condo Apt / Apartment records at exactly 103 and 105 The Queensway for the same January 1-September 20 window in 2025 and 2026.

2. Search reconciliation. The search API returned 12 + 10 completed sales in 2025 and 10 + 11 in 2026, with no result-limit truncation.

3. Full-sheet verification. All 43 qualifying broker full sheets were re-opened before the evidence lock. Sold date, corporation field, exact area, maintenance, exposure, parking and locker fields were preserved from the source.

4. Corporation anomalies. Two 105 The Queensway sheets carry an entered `TSCC / 2143` field even though public records identify 105 as TSCC 2319. The entries remain visible in the evidence package; address/phase is the primary control key.

5. Product control. Common phase × primary-bedroom × reported-size strata are compared by median sold price, weighted by the smaller year count and combined with a weighted geometric mean.

6. Uncertainty. A deterministic 10,000-draw within-stratum bootstrap produced a 95% range of roughly -10.6% to -4.9% for the matched price estimator.

7. Exact-area sensitivity. Exact $/ft² uses the broker full-sheet finished-area field only when populated. Coverage is 15 of 22 in 2025 and 21 of 21 in 2026.

Sources & verification

Transaction evidence first; public sources for phase identity.

City of Toronto — condominium report identifying 103 / TSCC 2143 and 105 / TSCC 2319↗REW — NXT I / 103 The Queensway building reference↗REW — NXT II / 105 The Queensway building reference↗ConstructConnect certificate — TSCC 2143 / 2319 shared-facilities context↗

FAQ

Questions buyers and owners ask about NXT.

What did NXT condos sell for in 2026?

From January 1 through September 20, 2026, I verified 21 completed Condo Apt sales across 103 and 105 The Queensway. The raw combined median sold price was $500,000. Because NXT I and NXT II have different product mixes and condominium corporations, the phase-controlled matched comparison is more useful than the raw complex median.

Did NXT condo prices fall in 2026?

The raw combined matched-period median moved from $550,000 in 2025 to $500,000 in 2026, about 9.1% lower. After controlling for address/phase, primary bedroom count and reported size band, the matched estimate was about 7.3% lower. A deterministic 10,000-draw bootstrap produced a 95% range of roughly -10.6% to -4.9%. This is a sample-specific screening result, not a forecast or appraisal of every suite.

Are 103 and 105 The Queensway the same condo corporation?

No. Public records identify 103 The Queensway as TSCC 2143 and 105 The Queensway as TSCC 2319. The two phases share a broader NXT amenity/facility context, but unit-level comparisons should keep the corporations and addresses separate before widening the comp set.

What was the price per square foot in the NXT sample?

Among sales with a populated exact finished-area field, the broad median sold price was about $757 per square foot in 2025 and $718 in 2026. Exact-area coverage improved from 15 of 22 sales to all 21 sales, so the broad medians are not perfectly comparable. A phase-and-product matched exact-area sensitivity was about 4.3% lower.

How fast were NXT condos selling?

The combined median days on market was 24 days in the 2025 matched window and 25 days in 2026. The tail became slower: one 2025 sale took more than 60 days versus five in 2026. NXT I and NXT II moved differently, so phase-level marketability should be checked for a specific unit.

Are NXT I and NXT II condos interchangeable for valuation?

No. NXT I at 103 The Queensway belongs to TSCC 2143 and NXT II at 105 to TSCC 2319. Historical median movements differed between phases, while phase-plus-bedroom-plus-size matching pointed about 7.3% lower overall. Compare the exact phase and suite features, current corporation documents, fees and same-layout completed sales.

Unit-level NXT analysis

Comparing a condo at 103 or 105 The Queensway?

Send me the listing or unit number. I can narrow the evidence to the closest same-phase solds by exact area, bedroom/den layout, floor, exposure, view, parking, locker, condition and current corporation documents instead of applying one complex average.