MDMoh DianMohammad Hassan Mohammadian · Realtor®

The Tides at Mystic Pointe condominium at 185 Legion Road North

Mimico / Mystic Pointe building intelligence · September 2026

The Tides looks flat by raw median. The repeated 2-bedroom evidence is much weaker.

The matched-period sample at 185 Legion shows why building medians can hide product-level movement: the headline barely changes, while both repeated 2BR size cells sell materially lower.

By Moh Dian · 8 matched-period REALM broker full sheets verified

6 sales in 20252 in 2026TSCC 1783

One near-flat building median can hide large differences in two-bedroom sales

The Tides' median looked stable. What happened to the comparable two-bedrooms?

Imagine a buyer touring a two-bedroom at The Tides and an owner relieved that the historical median barely moved, from $617,500 to $615,500. But the two 2026 sales were both two-bedrooms, and each occupied a product-size group also observed in 2025. Those very small repeat groups sold around 24% to 27% lower in total price, while the overall mixed median barely changed. That is a warning to inspect the actual condo, not a reliable building-wide depreciation rate. These are illustrative reader choices.

For a buyer who needs a second bedroom

The bedroom-size repeat group is relevant, but it is extremely thin.

Only two qualifying condos sold in the locked 2026 window, both two-bedrooms in 900–999 and 1,000–1,199 reported ft² bands. The repeated-product matched weight is just two, with incomplete exact-area coverage.

Next check: Check actual room layout, exact area, view, condition, parking, current TSCC 1783 fees and corporation documents, then use the most similar completed sales and live competition to assess an offer.

Compare the functional second bedroom →

For an owner planning to sell

Don't interpret a flat median as guaranteed stability.

The historical raw median moved from $617,500 to $615,500, but the 2026 sample shifted toward two-bedrooms and the two repeated cells were directionally much lower. A sale in four days and another in 47 days also cannot establish a general marketing time.

Next check: Anchor a list price to current same-size and same-bedroom sales, original versus renovated condition, floor, actual view, unit fees and the real buyers searching today.

Plan pricing and preparation around buyer needs →

Avoid three common mistakes with a two-sale sample

Does the subject unit match the exact repeated two-bedroom and size range, or are you mixing a one-bedroom into the median?
Can the observed large price differences be explained partly by exact area, floor, view, renovations, parking or other unit-specific features?
Is the 2026 sample large enough to claim appreciation, depreciation or a standard time to sell?

The unchanged matched January–September data contain six 2025 and two 2026 completed sales. The repeated two-bedroom groups each have very few observations, and the matched weight is only two. No stable building-wide rate or selling-time guarantee can be inferred.

Matched-period snapshot

The building median is nearly unchanged. The repeated products are not.

The two 2026 sales both land inside 2-bedroom cells that also traded in 2025, which makes the matched-product screen more informative than the raw building median.

6 → 2Matched-period sales

$617.5K → $615.5KRaw median · about −0.3%

−25.7%Combined repeated-product sold-price screen

−16.3%Exact-area sensitivity · one usable repeated cell

29.5 → 25.5 daysMedian DOM

3/6 → 2/2Usable exact-area coverage

The matched screen has weight 2 and covers only one-third of the 2025 cohort, so it is directional evidence—not a precise building appreciation rate.

Why the raw median misleads

The composition of the two years is very different.

2025 · 6 sales

One 1BR plus 2BR suites spanning 700–799 through 1,000–1,199 sq. ft.

2026 · 2 sales

Both are 2BR products in repeated 900–999 and 1,000–1,199 size cells.

Raw median ≈ flat

$617.5K → $615.5K says little about same-product movement.

Repeated cells ≈ weaker

Both repeated 2BR cells are roughly 24–27% lower in total sold price.

The median stayed flat because the middle of the transaction mix changed. That is not the same thing as stable pricing for comparable units.

Repeated-product evidence

Both repeated 2-bedroom size cells sold lower.

These are still thin comparisons, but they are physically closer than the raw building-wide median.

2BR · 900–999 sq. ft.$717.5K → $525K

2025 sales: 2
2026 sales: 1
Coarse-band change: −26.8%
2026 DOM: 4 days

2BR · 1,000–1,199 sq. ft.$935K → $706K

2025 sales: 1
2026 sales: 1
Coarse-band change: −24.5%
2026 DOM: 47 days

Combined matched screen−25.7%

Matched weight: 2
2025 coverage: 33.3%
2026 coverage: 100%
Use: Directional only

Exact-area check

The usable exact-area pair is weaker too—but less dramatically than the coarse band.

Only the 900–999 repeated cell has usable exact-area evidence on both sides.

925 → 900 ft²Usable exact area in the repeated pair

$645K → $525KThose two exact-area sale prices

~$697 → ~$583/ft²Exact sold price / ft²

−16.3%Exact-area sensitivity

The other repeated 1,000–1,199 pair cannot support an exact-area rate because the 2025 broker sheet leaves exact finished area blank. No value is imputed.

Liquidity & carrying cost

Market time did not deteriorate in this very small 2026 sample.

One 2026 sale moved in 4 days while the other took 47 days, producing a 25.5-day median.

29.5 → 25.5 daysMedian DOM

3/6 → 1/2Sold within 30 days

1/6 → 0/2Sales over 60 days

~$1.01 → ~$1.06Observed maintenance / exact ft² / month

With only two 2026 transactions, the DOM result is descriptive rather than a robust building-wide liquidity conclusion.

Building identity

The Tides is a separate resale pool inside Mystic Pointe.

Public building references identify The Tides at 185 Legion Rd N under TSCC 1783, registered in 2006 with roughly 304 units. Nearby iLofts and California Condos share the broader Legion / Mystic Pointe context but should remain separate comp pools.

185Legion Rd N

TSCC 1783Corporation

2006Public registration reference

~304Public unit-count reference

Verified listing context

High-rise resort-style living in the Mystic Pointe cluster.

These images come from verified matched-period Tides sales and are used only as building and amenity context.

The Tides at Mystic Pointe tower from Legion Road North — Verified Tides exterior / street context

Entrance to The Tides at Mystic Pointe — Building entrance / arrival context

Landscaped grounds at The Tides at Mystic Pointe — Landscaped amenity grounds

Preserved REALM listing photography from verified Tides transactions; original brokerage watermarks retained.

Balcony context from a verified Tides at Mystic Pointe sale

Mystic Pointe / Legion context

Shared neighbourhood amenities do not create one resale market.

Public references list indoor and outdoor pools, gym, concierge, guest suites, party / meeting space, sauna, security and squash / racquet facilities. Even within the same Mystic Pointe cluster, iLofts, California and The Tides have different corporations, suite mixes and resale evidence.

Warehouse Lofts →Skylofts II →iLofts →California Condos →Beyond the Sea →Humber Bay Shores guide →Building directory →

Unit-level due diligence

How I would compare a Tides condo.

1. Start inside 185 Legion / TSCC 1783. Do not merge iLofts or California into the first comp pool.

2. Match bedroom count and reported size band. The 2026 sample shows why raw building medians can conceal same-product movement.

3. Use exact finished area where the broker sheet actually provides it. Missing area stays missing.

4. Compare floor, exposure, balcony, parking, locker and condition. These can create substantial spread inside the same broad band.

5. Review the current status certificate and fee schedule. Historical observed fee intensity is only a screening input.

Methodology

How the Tides analysis was built.

1. Exact-address pull. REALM was queried for all sold residential condominium product at exactly 185 Legion Rd N in matching Jan. 1-Sep. 20 windows.

2. Product screen. Single-level Apartment / 1 Storey-Apt product is retained. One Common Element Condo board-entry record remains because the full sheet confirms normal Apartment-style product at the same building and corporation.

3. Verification. All 8 broker full sheets were reopened. Two listing shells required targeted retry before their fields were accepted.

4. Matched product. Repeated cells are bedroom count × reported-size band. Two 2BR cells repeat across both periods.

5. Exact-area sensitivity. Exact area is available for 3 of 6 2025 sales and both 2026 sales. Only the 900–999 repeated pair has usable exact area on both sides.

6. Interpretation. The raw median is nearly flat, while repeated 2BR total prices are materially lower. The matched result is thin and directional, not a precise building-wide appreciation rate.

Sources & verification

REALM transaction evidence first; public sources for building identity and amenities.

Condos.ca — The Tides at Mystic Pointe / TSCC 1783↗

FAQ

Questions buyers and owners ask about The Tides.

What address does The Tides at Mystic Pointe use?

This guide covers 185 Legion Rd N in Mimico. The verified matched-period broker sheets support TSCC 1783 across the building, despite a few isolated board-entry formatting typos.

Did The Tides stay flat in 2026?

The raw matched-period median is almost unchanged: $617,500 in 2025 versus $615,500 in 2026. But that raw result hides a major product-mix issue because the two 2026 sales both sit in repeated 2-bedroom size cells that sold materially below their 2025 counterparts.

What did the repeated 2-bedroom products show?

The 2BR / 900-999 sq. ft. cell moved from a 2025 median of $717,500 to $525,000 in 2026, about -26.8%. The 2BR / 1,000-1,199 cell moved from $935,000 to $706,000, about -24.5%. Combined, the repeated-product sold-price screen is about -25.7%.

What does the exact-area check show?

Exact-area evidence is incomplete in 2025, so no exact-area building-wide rate is claimed. For the 900-999 repeated pair, the usable 2025 exact-area sale was 925 sq. ft. at $645,000 versus 900 sq. ft. at $525,000 in 2026, producing an exact-area price-per-square-foot change of about -16.3%.

How did market time change?

Median DOM moved from 29.5 days in the 2025 matched-period sample to 25.5 days in 2026. With only two 2026 sales, that should be treated as descriptive rather than a precise liquidity trend.

What do Tides maintenance fees generally include?

Public building references and verified broker sheets commonly show broad utility and building inclusions such as heat, hydro, water, parking, common elements and building insurance. Current fee amounts and exact inclusions must still be confirmed for the specific unit.

Did prices at The Tides really stay the same in 2026?

The historical raw mixed median was close to unchanged at $617,500 versus $615,500, but the two completed 2026 sales were both two-bedrooms in repeat-size groups that showed lower total prices. With only two 2026 sales, these comparisons are directional and cannot establish a reliable building-wide price change for a specific unit.

Unit-level Tides analysis

Comparing a condo at 185 Legion?

Send me the listing or unit number. I can narrow the evidence to the closest Tides sales by bedroom count, exact area, floor, exposure, parking, locker, condition and current condo documents.