MDMoh DianMohammad Hassan Mohammadian · Realtor®

Riva del Lago at 110 Marine Parade Drive

Mimico / Humber Bay Shores building intelligence · September 2026

Riva del Lago at 110 Marine Parade: three sales are too thin for a building-wide trend.

The raw median falls sharply because the 2026 sample adds a smaller 1-bedroom sale. The only repeated 2BR size band was much steadier.

By Moh Dian · all 3 matched-period REALM broker full sheets verified

1 sale in 20252 in 2026110 Marine Parade Dr

An honest condo assessment can start with only three sales

Riva del Lago's median fell sharply. What if only one comparable two-bedroom actually repeated?

Imagine a waterfront buyer touring a two-bedroom at Riva del Lago while an owner sees a headline about a 16.2% lower 2026 median. In the entire matched 2025 and 2026 period, only three qualifying condos sold: one two-bedroom in 2025, then one two-bedroom and a smaller one-bedroom in 2026. The two comparable two-bedroom sales were $685,000 and $678,000. That is a much smaller price difference, but still just one pair, not a building trend. These are illustrative client decisions, not current offers.

For a buyer seeking a waterfront two-bedroom

One comparison is useful—but don't pretend it proves a market rate.

The repeated two-bedroom 800–899 ft² pair moved from $685,000 to $678,000 in historical completed sales. The 2026 two-bedroom had 31 more exact finished square feet and could differ in floor, exposure, parking and finish.

Next check: Measure and compare the exact unit, verify current TSCC 2594 fees and amenity inclusions, and review the closest completed same-building and suitable nearby sales with clear adjustments.

Check the exact view before paying a premium →

For a Riva del Lago owner

A single smaller one-bedroom shouldn't reset the value of larger suites.

The 2026 one-bedroom was 569 ft² and sold for $470,000. Adding it to the sample is why the building's raw mixed median screened 16.2% lower, even though the thin repeated two-bedroom pair was much closer in price.

Next check: Keep Riva separate from the Lago tower even though amenities are shared; start with same-corporation sales, current competition and actual carrying costs when setting a list price.

Plan preparation and pricing for the actual home →

Three facts before using the old sale prices

Does this condo match the two-bedroom 800–899 reported-size band, or is it a different one-bedroom product?
Are exact area, lake exposure, condition, floor, parking, locker and current fees truly comparable?
Am I treating one transaction versus one transaction honestly instead of inventing a reliable annual growth rate?

The unchanged locked Jan. 1–Sep. 20 historical cohort includes only one 2025 sale and two 2026 sales. The sole repeated two-bedroom comparison is one sale per year, not a building-wide estimate or evidence of future appreciation, rent or demand.

Matched-period snapshot

The most important number is three: total qualifying sales across both windows.

That is not enough turnover to publish a precise building appreciation rate. The useful evidence is the one repeated product pair plus exact-area and carrying-cost context.

3Total matched-period sales

$685K → $574KRaw building median · mix-distorted

18 → 33 daysRaw median DOM

$685K → $678KRepeated 2BR / 800-899 sq ft

−1.0%Repeated-pair price change

3 / 3Broker full sheets verified

The raw building median is not a like-for-like comparison: 2025 contains one 2-bedroom sale, while 2026 contains one 2-bedroom and one smaller 1-bedroom sale.

The main finding

Do not turn the raw −16.2% median change into a Riva del Lago price trend.

1 vs 2

Qualifying sales in the matched windows.

−16.2%

Raw building-median change, dominated by product mix.

−1.0%

One repeated 2BR / 800-899 sq. ft. price pair.

18 → 21 days

DOM for that repeated 2BR pair.

There is no responsible bootstrap or building-wide matched estimate here. The repeated-product result is one transaction versus one transaction and should be read as a pairwise sensitivity only.

The only repeated product cell

2 bedrooms · 800–899 sq. ft.: $685K → $678K.

This is the closest like-for-like resale evidence inside the matched window, but it is still just one sale in each year.

2025 repeated sale$685K

Exact area: 817 sq. ft.
DOM: 18 days
Exact $/ft²: ~$838
Maintenance: $774.33

2026 repeated sale$678K

Exact area: 848 sq. ft.
DOM: 21 days
Exact $/ft²: ~$800
Maintenance: $830.95

The price pair is about 1.0% lower. Exact reported $/ft² is about 4.6% lower, but the 2026 suite is 31 sq. ft. larger and the two sales differ in floor, exposure, finish and other unit-level attributes.

2026 1-bedroom context

The smaller 1-bedroom sale is why the raw building median drops so sharply.

The additional 2026 sale was a 569 sq. ft. 1-bedroom that sold for $470,000 after 45 days on market. It belongs in the building turnover count, but not in the repeated 2-bedroom comparison.

$470K2026 1BR sold price

569 ft²Exact reported finished area

45 daysDays on market

~$826/ft²Raw exact-area price

$591.67Historical monthly maintenance

~$1.04/ft²Historical maintenance intensity

Building identity

Riva del Lago is the lower-rise sister building beside Lago at the Waterfront.

All three verified broker sheets use TSCC 2594. Public project references identify a 16-storey building completed in 2017, with Monarch/Mattamy and Biddington Group associated with the development. Published suite-count references conflict, so this guide does not use a unit-count claim. Major recreation amenities are shared with Lago next door at 56 Annie Craig.

110Marine Parade Dr

2594Corporation number

16Publicly reported storeys

2017Public completion reference

Building, suite and view context

Riva del Lago’s lower-rise form and lake-facing position make exact suite attributes especially important.

These preserved REALM images come from verified 110 Marine Parade listings. They are descriptive context only and do not imply that every suite has the same finishes, floor or view.

Representative Riva del Lago condo interior — Representative verified suite interior

Lake and park view from a Riva del Lago listing — Representative lake / park view corridor

Preserved REALM listing photography from verified 110 Marine Parade sales; original brokerage watermarks retained. Images are descriptive context, not evidence of market performance.

Lake and park context from Riva del Lago

Sister-building context

Shared amenities do not mean shared resale evidence.

Riva del Lago residents have access to major shared recreation amenities with Lago at 56 Annie Craig, including the indoor pool, hot tub and sauna according to public project references and the verified 2026 broker sheet.

For valuation, I would still start with 110 Marine Parade sales. The larger Lago tower has a different corporation, suite mix and turnover pattern.

Voyager at Waterview →Lago at the Waterfront →Waterscapes →Explorer at Waterview →Humber Bay Shores guide →Building directory →

Unit-level due diligence

How I would compare a Riva del Lago condo.

1. Start with exact bedroom/den layout and reported size. The 2025/2026 building sample is too small for a useful broad median.

2. Use exact finished area next. The repeated 2BR pair differs by 31 reported square feet, so $/ft² is only supporting context.

3. Compare floor, exposure, balcony and actual lake/park view. Those attributes can materially change value inside a small waterfront building.

4. Verify parking, locker and condition. Do not assume these are equivalent because both listings are in the same reported-size band.

5. Read the current status certificate. Historical maintenance figures are screening inputs only; management, current fees, budget, reserve fund, insurance, litigation and special assessments must be checked currently.

Methodology

How the Riva del Lago screen was built.

1. Scope. Sold Condo Apt / Apartment records at 110 Marine Parade Drive, matching Jan. 1-Sep. 20 periods in 2025 and 2026.

2. Cohort. One qualifying 2025 sale and two qualifying 2026 sales were found in the locked exact-address cohort. All three broker full sheets were freshly reopened.

3. Product matching. Only one common bedroom × reported-size cell exists: 2BR / 800-899 sq. ft., with one sale in each year.

4. No false precision. No bootstrap interval or building-wide matched depreciation estimate is published because the sample is structurally too small.

5. Exact-area and maintenance context. Exact reported finished area and historical maintenance were taken directly from the three verified broker sheets; no missing value was imputed.

Sources & verification

Transaction evidence first; public sources for identity and sister-building context.

CondoReviews — Riva del Lago / TSCC 2594 reference↗UrbanToronto — original Riva del Lago launch / project context↗Etobicoke Condominiums — building and shared Lago Club amenity reference↗City of Toronto — July 2026 Humber Bay Shores transit direction↗

FAQ

Questions buyers and owners ask about Riva del Lago.

Did Riva del Lago condo prices fall in 2026?

The raw Jan. 1-Sep. 20 building median moved from $685,000 in 2025 to $574,000 in 2026, but that comparison is based on only one sale versus two and the 2026 sample adds a smaller 1-bedroom unit. It should not be treated as a building-wide price decline. The only repeated 2-bedroom / 800-899 sq. ft. comparison moved from $685,000 to $678,000, about 1.0% lower.

How many matched-period sales were there at 110 Marine Parade?

Only one qualifying sale in the 2025 Jan. 1-Sep. 20 window and two in the same 2026 window. All three broker full sheets were freshly reopened and verified before publication.

What did the repeated 2-bedroom comparison show?

The 2025 2-bedroom / 800-899 sq. ft. sale closed at $685,000 after 18 days on market. The 2026 sale in the same reported-size band closed at $678,000 after 21 days. Because this is one sale in each year, it is a unit-pair sensitivity, not a building-wide appreciation rate.

What did exact reported area show?

The repeated 2-bedroom pair had exact reported finished areas of 817 and 848 square feet. Sold price per exact reported square foot moved from about $838 to $800, roughly 4.6% lower. The suites are not identical in exact size, floor, exposure or condition, so this remains supporting context.

What condominium corporation is Riva del Lago?

All three verified broker sheets use TSCC 2594. Public building references also identify TSCC 2594.

Does Riva del Lago share amenities with Lago at the Waterfront?

Yes. Public project references and a verified 2026 broker sheet indicate that Riva del Lago residents share major recreation amenities such as the indoor pool, hot tub and sauna with the sister building next door at 56 Annie Craig Drive.

Did Riva del Lago condos depreciate by 16.2% in 2026?

The historical mixed median screened about 16.2% lower because a smaller one-bedroom entered the two-sale 2026 sample. The only repeated two-bedroom 800–899 ft² pair was $685,000 in 2025 versus $678,000 in 2026, but there is only one transaction on each side. No reliable building-wide depreciation rate follows.

Unit-level Riva del Lago analysis

Comparing a condo at 110 Marine Parade?

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