MDMoh DianMohammad Hassan Mohammadian · Realtor®

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Richmond Hill condo analysis · 2026

Langstaff vs North Richvale: the headline gap changes when layout and size are separated

I compared matched Jan. 1–Sep. 19 REALM sold cohorts, then separated apartment style, exact 2-bedroom versus 2+1 layouts, reported suite size and repeat-building effects.

159 normalized salesMatched 2025 / 2026 windows2 & 2+1 bedroom focusREALM / PropTx

Choose the usable space and location before the neighbourhood label

North Richvale's median was higher. Could its 2+den condos still cost less?

Imagine a Richmond Hill buyer who needs two bedrooms and a dedicated workspace. Langstaff's historical 2026 overall median was $589,500 for qualifying two-bedroom apartments, compared with $650,000 in North Richvale. It would be easy to assume North Richvale always carries a premium. But when the study isolates 2+den layouts, the relationship reverses in the small observed samples. The correct decision depends on floor plans, distance to daily destinations and actual carrying costs. These are hypothetical choices, not current listings.

For a buyer choosing a 2-bedroom or 2+den

Don't decide the neighbourhood from its overall median.

The normalized 2026 historical medians differed by roughly 10.3%, but the areas sold different unit-size mixes. The 2+den groups had only 11 qualifying Langstaff and 10 North Richvale sales, and their median ordering reversed.

Next check: Check actual two-bedroom and den usability, transit and driving routes, school or family needs, monthly condo fees and same-size, same-building sold comps. Verify the precise unit's corporation records.

Review the full Ontario condo purchase process →

For an owner considering resale

A 'premium neighbourhood' doesn't guarantee a premium for the same condo.

The historical community-level medians describe what sold in the matched January–September windows. North Richvale's completed homes were generally larger, and the exact 2+den subgroup tells a different price story than the overall comparison.

Next check: Use recent same-building and same-layout solds plus live competition, condo fees, floor, exposure, condition and parking rights to decide a listing range.

Prepare a sale around the real buyer decision →

Three ways to make the comparison fair

Are the units exactly two bedrooms or two-plus-den, and does the den genuinely serve your household?
Do reported suite-size bands, fees, parking, condition and access to your real commute match?
How many completed sales support the subgroup difference, and could a few transactions reverse the headline?

The original REALM matched Jan. 1–Sep. 19 apartment-style two-bedroom/2+den cohorts remain unchanged. The 2+den reversal rests on small samples (11 and 10), not on matched identical units, and does not establish a fixed area premium or future valuation.

The answer in one minute

Langstaff’s 2026 median was lower, but North Richvale’s sold suites were generally larger.

The normalized 2026 median was $589,500 in Langstaff and $650,000 in North Richvale—a raw gap of about 10.3%. That is useful for screening, but not for concluding that a comparable North Richvale unit costs 10.3% more.

$589.5KLangstaff 2026 median

$650KNorth Richvale 2026 median

-10.8%Langstaff vs 2025

-8.3%North Richvale vs 2025

30 daysLangstaff 2026 median DOM

24 daysNorth Richvale 2026 median DOM

Source: REALM/PropTx sold records. Final public cohort: Condo Apartment records with Apartment or 1 Storey/Apt style, base bedroom count 2, sold Jan. 1–Sep. 19 in each comparison year. One 2026 Langstaff Loft and one 2025 North Richvale Multi-Level record were excluded.

The buyer insight

The 2+1 result reverses the neighbourhood headline.

$570K vs $650K

2026 exact 2-bedroom medians: Langstaff versus North Richvale.

$680K vs $635K

2026 2+1 medians. Here North Richvale was lower despite its higher overall community median.

$610K vs ~$630.5K

2026 median for 1000–1199 sq-ft sales. The raw neighbourhood gap narrows sharply within this overlapping size band.

82.7% vs 52.2%

Share of normalized 2026 sales at or below $650,000: Langstaff versus North Richvale.

The 2+1 samples were only 11 Langstaff sales and 10 North Richvale sales, so the reversal is a useful warning about mix—not a claim that one community has a fixed 2+1 discount.

Matched cohorts

Same calendar window, same apartment-style rules.

Using Jan. 1–Sep. 19 in both years avoids comparing a partial 2026 year with a full 2025 year. The public cohort is restricted to Apartment / 1 Storey/Apt product so non-comparable condo styles do not distort the result.

REALM community	Period	Sales	Median sold price	Median DOM
Langstaff	2025	62	$661,000	27.5 days
Langstaff	2026	52	$589,500	30 days
North Richvale	2025	22	$709,000	35 days
North Richvale	2026	23	$650,000	24 days

Size-mix check

North Richvale’s 2026 sample was weighted toward larger reported suites.

Langstaff’s largest 2026 bands were 800–899 and 700–799 sq ft. North Richvale’s were 1000–1199 and 1200–1399 sq ft. That makes the raw neighbourhood median an imperfect like-for-like comparison.

900–999 sq ft · 2026$577.5K vs ~$648.8K

Langstaff: 11 sales
North Richvale: 4 sales
Use: Directional
Median DOM: 29 vs 29.5

1000–1199 sq ft · 2026$610K vs ~$630.5K

Langstaff: 5 sales
North Richvale: 8 sales
Gap: ~3.4%
Median DOM: 20 vs 34.5

Langstaff · 2026 mix36 of 52

700–799: 13 sales
800–899: 23 sales
900–999: 11 sales
1000–1199: 5 sales

North Richvale · 2026 mix16 of 23

1000–1199: 8 sales
1200–1399: 8 sales
900–999: 4 sales
1400–1599: 3 sales

Repeat-building check

The softer 2026 direction is visible inside repeat buildings too.

5 of 5

Langstaff repeat buildings with at least two qualifying sales in both years had lower 2026 medians.

4 of 4

North Richvale repeat buildings meeting the same threshold also had lower 2026 medians.

6 of 6

Langstaff same-building / same-reported-size cells were lower in 2026.

3 of 3

North Richvale same-building / same-reported-size cells were lower in 2026.

Same building and reported size still do not control for floor, exposure, view, parking, locker, renovation or exact layout. These checks strengthen the year-over-year direction without turning the analysis into an appraisal.

Transit & planning context

Use MLS communities for the sale cohorts and official sources for transit/planning facts.

This guide groups sales using the TRREB/REALM community labels Langstaff and North Richvale. The City of Richmond Hill’s planning framework uses its own land-use geography, so the two systems should not be treated as interchangeable.

For current transit context, Langstaff GO is at 10 Red Maple Road and connects with York Region Transit. Richmond Hill Centre Terminal on Yonge Street also connects with GO Transit. These access points are useful buyer context, but this analysis does not claim they caused the observed price differences.

GO Transit · Langstaff GO ↗YRT · Richmond Hill Centre Terminal ↗

How I would use this as a buyer

Start with the neighbourhood, then narrow to the building and unit.

1. Match layout: exact 2-bedroom and 2+1 results point in different directions.

2. Match reported size: the 1000–1199 sq-ft comparison is much tighter than the headline community gap.

3. Match the building: same-building sold history usually matters more than a neighbourhood median.

4. Match carrying costs: maintenance fees, taxes, parking and financing affect the monthly decision.

5. Review the status certificate: reserve funding, planned work and declared cost changes can materially affect a condo purchase.

Method & sources

The cohort is narrow on purpose.

Primary market evidence: REALM/PropTx sold records. Final public style filter: Apartment / 1 Storey/Apt. REALM reports square footage in bands in this table output, so this guide does not calculate price per square foot.

City of Richmond Hill — Official Plan↗GO Transit — Langstaff GO↗YRT — Richmond Hill Centre Terminal↗MohDian.ca — Richmond Hill real-estate area guide→MohDian.ca — Buying a resale condo in Ontario→

FAQ

Questions buyers ask when comparing Langstaff and North Richvale.

Which had the lower 2026 median: Langstaff or North Richvale?

Langstaff had the lower overall 2026 median in this matched sample: $589,500 versus $650,000 in North Richvale. The two communities sold materially different physical products, so that 10.3% gap should not be treated as a like-for-like unit discount.

How did the matched medians change from 2025?

Langstaff was about 10.8% lower year over year in the matched Jan. 1–Sep. 19 sample. North Richvale was about 8.3% lower. These are sample comparisons, not forecasts or appraisals.

What happened when exact 2-bedroom and 2+1 units were separated?

For exact 2-bedroom units, the 2026 medians were $570,000 in Langstaff and $650,000 in North Richvale. For 2+1 units, the direction reversed: $680,000 in Langstaff versus $635,000 in North Richvale.

Does reported suite size explain the entire gap?

No. It explains part of the story, but not all of it. In 2026, 1000–1199 sq-ft medians were $610,000 in Langstaff and about $630,450 in North Richvale, while 900–999 sq ft was $577,500 versus about $648,750.

Are the REALM community labels the same as City planning boundaries?

No. This guide groups sales using the TRREB/REALM labels Langstaff and North Richvale. City planning areas and transit-planning geographies are separate systems and should not be treated as interchangeable.

Are North Richvale two-bedroom condos always more expensive than Langstaff condos?

No. The historical 2026 normalized medians were $650,000 in North Richvale and $589,500 in Langstaff, but North Richvale sold more large suites. A small 2+den subgroup reversed that ordering. Compare the exact bedroom/den layout, reported area, condo corporation costs, condition, location and recent comparable sales before making a decision.

Unit-level comparison

Comparing two Richmond Hill condos?

Send me the listings. I can narrow the analysis to the building, reported size, layout, carrying costs and the most relevant recent sold comparables instead of relying on a broad community median.