MDMoh DianMohammad Hassan Mohammadian · Realtor®

Westlake Encore condominium tower at 10 Park Lawn Road

Mimico / Humber Bay Shores building intelligence · September 2026

Westlake Encore at 10 Park Lawn: the median looked flat. Comparable product did not.

If condos sold faster, does that mean you should offer more—or expect a higher price for your own suite? Not necessarily. I reviewed 26 completed 2025 and 2026 sales at 10 Park Lawn to separate selling speed from truly comparable unit prices.

By Moh Dian · 26 matched-period REALM broker full sheets verified

12 sales in 202514 in 202610 Park Lawn Rd

For the buyer and the owner

Westlake Encore sold faster. Why might a seller still need a realistic price?

Imagine an owner at 10 Park Lawn reading that the median selling time improved and expecting a stronger sale price. At the same time, a buyer sees the building median barely moved and assumes there is no negotiating room. Both could misunderstand the same historical data. The answer begins with which actual suites sold, not a single average or one appealing listing photo. This is an illustrative decision, not a report of an actual buyer or seller.

For a buyer at 10 Park Lawn

Faster selling does not automatically mean paying more.

Successful sales in the matched periods had a median of 35 days on market in 2025 and 16 in 2026. Yet the historical bedroom-and-size-matched estimate was about 7.4% lower. These describe a small past cohort, not the current asking or fair value of a unit.

Next question: how does this suite compare with recent sales of the same bedroom count and size, and what about floor, view, condition and included parking?

Check offer protections before committing →

For an Encore seller

Your neighbour's sale is context, not your pricing strategy.

The raw historical median was $662,500 in 2025 versus $661,000 in 2026, close to unchanged. But for repeated two-bedroom-plus-den, 800–899 ft² product, sample medians moved from $750,000 to $682,500, on five and six sales. Mixed-unit comparisons can hide what matters for your layout.

Next question: which currently competing units will your buyer tour, and where does yours differ in usable space, exposure, improvements and total monthly cost?

Prepare and price without assuming a guaranteed return →

Before you choose a list price or write an offer

Use the correct building: Westlake Encore is 10 Park Lawn Road (TSCC 2671), not Westlake Village at 2200, 2212 or 2220 Lake Shore.
Match the unit: align bedrooms, den, reported area, floor, exposure and completed-sale dates; check both the listing and the floor plan.
Separate speed from value: faster completed sales are not evidence that the exact suite should be worth more.
Check ownership risk: request the current status certificate, parking/locker rights and monthly fee inclusions before making a final decision.

See four real 2026 sales illustrating why asking and speed can mislead ↓

For renters and landlords, this sales study does not establish current rental demand, vacancy or cash flow. Use the separate rental cash-flow guide and actual leases. The complete underlying sale sample and uncertainty explanation follow below.

Four real completed sales · selected 2026 examples

Two questions your realtor should answer before you call a condo a bargain.

These are four distinct verified historical sales from the 14-sale 2026 Westlake Encore cohort, grouped into two pairs with similar recorded size and exposure. They show how an asking-price discount and days on market can tell incomplete stories. Neither pair is proof that the homes were otherwise comparable.

Question 01 · Asking versus value

The sale that went above asking still sold for less.

Two separate two-bedroom, 802 reported ft², southeast-facing suites closed in March and April 2026.

March 2026 · 11 listing DOMSold $690,000Recorded list $719,000 · $29,000 below list

April 2026 · 9 listing DOMSold $660,000Recorded list $599,000 · $61,000 above list

Buyer takeaway: the above-asking sale was $30,000 lower in closing price. Before using either as a comparable, verify the floor, condition, real view, parking/locker rights and transaction dates. The list-price percentage is not a market-value measure.

Question 02 · Speed versus value

One listing took 100 days longer. Sale prices differed by just $2,000.

Two other separate two-bedroom, 785 reported ft², northwest-facing suites sold in February and June 2026.

February 2026 · 115 listing DOMSold $600,000Recorded list $630,000 · $30,000 below list

June 2026 · 15 listing DOMSold $602,000Recorded list $599,990 · $2,010 above list

Seller takeaway: very different recorded marketing times can lead to similar completed prices. Investigate the actual listing and relisting history, suite condition and buyer competition; DOM is not a substitute for a property-level appraisal.

How to read these cases: amounts, listing DOM, reported finished area and exposure come from four separately verified 2026 sold-status broker sheets at 10 Park Lawn Road (TSCC 2671). The listed figure is the asking price shown on the sold sheet—not a verified original asking price or complete repricing history. DOM does not establish cumulative days across relistings. Other differences (including floor, layout details, condition and true view) are not controlled. These selected sales do not prove a universal price trend or the value of a home available today. Suite numbers, listing IDs and owner identities are intentionally omitted.

Matched-period snapshot

The building-wide median barely changed, but the sold mix did.

That is why Westlake Encore is a useful example of separating a headline median from comparable-product evidence.

14Locked 2026 sales

$661KRaw 2026 median

16 days2026 median DOM

−7.4%Bedroom + size matched estimate

−7.2%Bedroom + den + size sensitivity

8Matched-weight observations

All 26 matched-period broker full sheets were freshly reopened and reconciled before publication. The figures remain historical building-level evidence, not a valuation of a specific suite.

The main finding

A nearly flat building median can hide softer like-for-like pricing.

$662.5K → $661K

Raw matched-period median: roughly −0.2%.

−7.4%

Bedroom + reported-size matched estimate.

−7.2%

Bedroom + den + reported-size sensitivity.

35 → 16 days

Median days on market improved.

Pricing and liquidity can move differently. Faster successful sales do not mean like-for-like prices strengthened.

Matched-product sensitivity

The controlled estimate points lower even though the raw median looks almost flat.

The locked estimator compares common bedroom × reported-size strata, weighting each stratum by the smaller year count and combining median-price ratios geometrically.

−7.4%Matched bedroom + size estimate

−11.9%Bootstrap lower bound

−0.6%Bootstrap upper bound

67%Matched coverage of 2025

100%Locked 2026 matched coverage

8Matched weight

The locked bootstrap interval remains below zero, strengthening the historical sample interpretation. It is still not a forecast or a unit appraisal.

Repeated-product benchmarks

The two deeper repeated cells both screen softer in the 2026 window.

Reported size and bedroom configuration are controlled here, but exact area, floor, exposure, balcony, view, parking, locker and condition can still differ.

2BR / 700-799 sq ft$625K → $600K

Sales: 3 → 5
Change: −4.0%
Median DOM: 36 → 21

2BR + den / 800-899 sq ft$750K → $682.5K

Sales: 5 → 6
Change: −9.0%
Median DOM: 26 → 22

The 2BR+den / 800-899 cell carries the deeper repeat evidence with 11 sales across the two matched periods.

Exact-area & carrying-cost sensitivity

Exact-area pricing was softer too, while historical maintenance intensity edged higher.

Fresh broker-sheet reconciliation produced usable exact finished area for 11 of 12 sales in 2025 and all 14 sales in 2026. Median sold price per exact reported finished square foot moved from about $859 to $824. Median historical maintenance per exact reported square foot moved from about $0.856 to $0.872 per month.

26 / 26Broker full sheets verified

$859/ft²2025 exact-area median · n=11

$824/ft²2026 exact-area median · n=14

$0.856 → $0.872Median historical maintenance / exact ft² / month

The exact-area median $/ft² change is about −4.1%. Maintenance figures describe the historical sold listings and are not a substitute for the current status certificate, current fee schedule or unit-specific inclusions.

Building identity

Westlake Encore is 10 Park Lawn Road—not the three Westlake Village towers on Lake Shore.

Onni homeowner material identifies Westlake Encore at 10 Park Lawn Road. The freshly reopened matched-period REALM broker sheets consistently identify condominium corporation number 2671.

10Park Lawn Road

2671Preserved corporation number

26Locked matched-period sales

OnniDeveloper/public reference

Building and view context

Westlake Encore sits at the Park Lawn / Lake Shore gateway with materially different exposure and view corridors by floor and stack.

These preserved REALM images come from a verified 10 Park Lawn listing. They show physical context only and do not imply that every suite has the same balcony or view.

Westlake Encore tower at 10 Park Lawn Road — Westlake Encore tower / streetscape context

High-floor balcony context at Westlake Encore — Representative high-floor balcony / exposure context

Humber Bay, Lake Ontario and Toronto skyline view from Westlake Encore — Representative Humber Bay / lake / skyline view corridor

Preserved REALM listing photography from MLS® W12971012; source brokerage watermark preserved. Images are descriptive context, not proof of market performance.

Humber Bay Shores waterfront and Toronto skyline context near Westlake Encore

Park Lawn / Humber Bay Shores context

The waterfront is present-day context; Park Lawn GO remains planned.

10 Park Lawn sits close to Lake Shore Boulevard West, Humber Bay Shores, waterfront trails and the Park Lawn retail node.

Park Lawn GO should be treated as future planning context only. City Council material in 2026 continued to describe it as planned and asked the Province, Metrolinx and City officials to examine ways to advance the station and related Humber Bay Shores transit improvements.

Westlake Village towers →Humber Bay Shores guide →Condo-fee comparison →South Beach →Vita on the Lake →Mimico building resilience →

Unit-level due diligence

How I would compare two Westlake Encore condos.

1. Match bedroom/den configuration and reported size. Start with the repeated product before using the building median.

2. Narrow by exact finished area. The verified broker sheets support exact-area $/ft² screening, but floor plan and usable layout still matter.

3. Compare floor, exposure, balcony and view corridor. High-floor lake or skyline context is not interchangeable with every stack.

4. Separate parking and locker value. Verify legal ownership and inclusion for the exact unit.

5. Read the current condo documents. Historical maintenance is only a screening tool; current budget, reserve fund, insurance, litigation and special assessments require the current status certificate.

Methodology

How the Westlake Encore analysis is being built.

1. Scope. Matching Jan. 1-Sep. 20 periods in 2025 and 2026, sold Condo Apt records at 10 Park Lawn Road, using the locked 12-vs-14 exact-address cohort.

2. 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 the stratum weight.

3. Uncertainty. The locked deterministic bootstrap interval is roughly −11.9% to −0.6%. It describes uncertainty in the historical matched estimator; it is not a forecast.

4. Full-sheet reconciliation. All 26 broker full sheets were freshly reopened before publication. Exact finished area was usable for 25 sales; maintenance, exposure, parking and corporation fields were reconciled directly from the broker sheets rather than imputed.

Sources & verification

Transaction evidence first; public sources for identity and planning context.

Onni — Westlake Encore Homeowners Manual↗City of Toronto — 10 Park Lawn Road final report↗City of Toronto — June 2026 Humber Bay Shores / Park Lawn GO status↗City of Toronto — July 2026 transit working-group action↗

FAQ

Questions buyers and owners ask about Westlake Encore.

Did Westlake Encore condo prices stay flat in 2026?

The raw matched-period building median was almost unchanged, from about $662,500 in 2025 to $661,000 in 2026. But bedroom + reported-size matching pointed about 7.4% lower, so the raw median appears to hide a different sold-product mix. These are historical building-level observations, not a valuation of a specific unit.

How fast did Westlake Encore condos sell?

In the locked Jan. 1-Sep. 20 cohort, median days on market improved from 35 days in 2025 to 16 days in 2026. That liquidity improvement can coexist with softer like-for-like pricing; time-to-sale and price direction are different questions.

Which Westlake Encore layouts had the most useful repeat evidence?

The strongest repeated cells in the locked cohort were 2-bedroom / 700-799 sq. ft. and 2-bedroom-plus-den / 800-899 sq. ft. The larger 2-bedroom-plus-den cell moved from a $750,000 median in five 2025 sales to $682,500 in six 2026 sales.

Is Westlake Encore the same as Westlake Village?

No. Westlake Encore is the tower at 10 Park Lawn Road. The separate Westlake Village towers are at 2200, 2212 and 2220 Lake Shore Boulevard West. They should not be combined automatically when comparing unit values.

What condominium corporation is 10 Park Lawn Road?

The 26 verified matched-period REALM broker full sheets consistently identify condominium corporation number 2671, commonly displayed as TSCC 2671.

If Encore condos sold faster in 2026, should a buyer offer above asking?

Not based on historical days on market alone. In this completed-sale sample the median selling time improved even as like-for-like pricing screened lower. Review the actual unit, today’s alternatives, comparable completed sales and the offer terms before deciding whether an asking-price premium makes sense.

Can a Westlake Encore owner price their unit using the building-wide $661,000 median?

No. The 2026 historical $661,000 raw median mixes layouts. A two-bedroom-plus-den or a differently sized or exposed suite needs its own comparable-unit analysis, current competition and an assessment of property condition, inclusions and status-certificate issues.

Unit-level Westlake Encore analysis

Comparing a condo at 10 Park Lawn?

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