MDMoh DianMohammad Hassan Mohammadian · Realtor®

Windermere by the Lake tower at 15 Windermere Avenue

High Park-Swansea building intelligence · September 2026

Windermere by the Lake: the raw median rose 5.7%. Like-for-like pricing did not.

I matched the same Jan. 1-Sep. 20 REALM sold window for 2025 and 2026 at 15 Windermere Avenue, then re-opened all 18 broker full sheets before accepting corporation, exact-area, maintenance, parking and sold-date evidence.

By Moh Dian · Data through September 20, 2026

11 sales in 20257 in 2026TSCC 1844

A condo buyer needs the true tower—not a neighbouring terrace statistic

Windermere by the Lake's median rose 5.7%. Should you expect to pay 5.7% more?

Imagine a buyer touring a two-bedroom at 15 Windermere Avenue, and an owner planning to list a smaller one-bedroom. The 2026 historical mixed median increased by about 5.7%, but the sample shifted toward larger two-bedroom units. The bedroom-and-size matched screen was about 1.7% lower, with the exact-area repeated sensitivity nearly unchanged; historical selling time also lengthened. Neither party should price a specific floor plan from the mixed median. These are illustrative decisions, not actual current listings.

For a buyer comparing tower suites

Don't confuse 15 Windermere with the low-rise Terrace condos.

The 15 Windermere tower belongs to TSCC 1844, separate from nearby Windermere Terrace / TSCC 1751. The original study verified 18 matched-period broker sheets, with 11 sales in 2025 and seven in 2026.

Next check: Check the exact legal condo, bedroom and den layout, size, exposure, current fee and status certificate. Match sales inside the tower and do not use the low-rise terrace units as direct comparables.

Check the correct corporation's status documents →

For a Windermere tower owner

A higher raw median need not mean your suite appreciated.

The historical raw sample increased about 5.7% while the matched total-price screen was roughly 1.7% lower and exact-area sensitivity approximately flat. Median selling time rose from 23 to 34 days, but those are small completed-sale groups.

Next check: Compare true like-for-like current competition for your bedroom, size and view, review monthly carrying costs and calculate realistic net sale proceeds before setting an asking price.

Plan the actual selling outcome →

Three checks before using this building's statistics

Is this an apartment at 15 Windermere under TSCC 1844, or a separate Terrace/Queensway townhouse under TSCC 1751?
Are you matching bedrooms, exact finished area, floor, view, renovation condition and parking?
Does your pricing decision account for current condo fees, live competing listings and the uncertainty in small historical subgroups?

The unchanged original 11/7 sales, 18 verified sheets, bedroom-and-size matching and exact-area sensitivities remain intact. The 2026 raw 5.7% higher median and matched 1.7% softer screen do not establish a reliable gain or loss for any individual condo.

2026 resale snapshot

Seven verified sales, a $682K raw median and slower market time.

The headline median is higher than 2025, but the 2026 mix contains more larger two-bedroom product. The repeated-product and exact-area screens do not confirm a building-wide 5.7% appreciation rate.

7Verified 2026 sales

$682KRaw 2026 median

34 daysMedian DOM

2 / 7Sold within 30 days

$743Median sold / exact reported ft²

$1.177Median maintenance / exact ft² / month

Matched Jan. 1-Sep. 20 periods: 11 sales in 2025 and 7 in 2026. Completed-sale counts are not listing supply or a sell-through probability.

What changed?

The raw median moved higher. The controlled price screens did not.

$645K → $682K

Raw matched-period median: +5.7%.

−1.7%

Bedroom + reported-size matched estimate.

−0.2%

Matched exact-area $/ft² sensitivity.

23 → 34 days

Median market time moved slower.

The cleanest reading is not “Windermere rose 5.7%.” It is that the raw sample shifted toward larger product, while like-for-like pricing screened near-flat to slightly softer and successful sales took longer.

Matched-product control

Only three repeated bedroom × size cells carry the matched estimate.

The primary screen compares common primary-bedroom and reported-size strata, weighting each cell by the smaller year count. Coverage is meaningful but incomplete.

−1.7%Matched total-price estimate

5Total matched weight

45%Matched coverage of 2025

71%Matched coverage of 2026

−11.2% to −0.4%Bootstrap 95% range

10,000 / 10,000Bootstrap draws below zero

The bootstrap strengthens the softer direction inside these repeated cells, but the low 2025 matched coverage and thin one-bedroom comparison mean it should not be treated as a precise building-wide depreciation rate.

Repeated-product checks

The large two-bedroom cells moved higher while one small one-bedroom cell moved sharply lower.

This internal divergence is what pulls the weighted matched estimate slightly below zero despite the raw median moving higher.

1BR · 600-699 sq ft$527K → $389K

Sales: 2 → 1
Change: −26.2%
Matched weight: 1

2BR · 1,000-1,199 sq ft$800K → $845K

Sales: 3 → 3
Change: +5.6%
Matched weight: 3

2BR · 900-999 sq ft$645K → $682K

Sales: 1 → 1
Change: +5.7%
Matched weight: 1

The 1BR 600-699 cell is thin and contains only one 2026 sale. A specific one-bedroom should be checked by exact area, floor, exposure, condition and parking before drawing a price conclusion.

Exact-area sensitivity

Once exact finished area is used, the matched signal is essentially flat.

The 2025 exact-area field is missing on four of eleven sales, while every 2026 sale has usable exact area. That makes the matched exact-area calculation more informative than the broad $/ft² medians.

$7212025 broad median sold / exact ft² (n=7)

$7432026 broad median sold / exact ft² (n=7)

−0.2%Matched exact-area sensitivity

64%2025 exact-area coverage

100%2026 exact-area coverage

42025 sales missing exact area

The difference between the −1.7% total-price match and the nearly flat exact-area match shows that suite size variation inside broad MLS size bands still matters.

Carrying cost

Historical maintenance intensity moved higher in the matched exact-area cells.

Maintenance values are broker/MLS reported historical figures, useful for screening but not a substitute for current corporation documents.

$1.1252025 broad maintenance / exact ft² median

$1.1772026 broad maintenance / exact ft² median

+8.5%Matched maintenance-intensity change

TSCC 1844Verified corporation

7 / 112025 exact-area + fee coverage

7 / 72026 exact-area + fee coverage

Current fees, utility inclusions, reserve-fund condition, insurance, litigation and special assessments belong in the current status certificate and corporation documents.

Liquidity

The 2026 sales took longer even though the median sale/list ratio improved slightly.

Pricing discipline matters: a stronger sale/list ratio can coexist with longer market time if sellers adjust asking prices before the successful sale.

23 → 34Median DOM

7 / 11 → 2 / 7Sold within 30 days

0 → 1Sales over 60 DOM

96.2% → 97.3%Median sale/list ratio

Unit condition, asking-price strategy, exact floor and view can materially change market time inside the same reported size band.

Building identity

15 Windermere Avenue is TSCC 1844—not the older terrace corporation nearby.

The City of Toronto condominium inventory identifies 15 Windermere Avenue as TSCC 1844, registered April 11, 2007, with 358 units. The nearby Windermere By The Lake Terrace at 93/95 The Queensway is TSCC 1751 and is excluded from this analysis.

15Windermere Avenue

1844TSCC

358City-recorded units

Apr 2007City-recorded registration

Building and suite context

Curved glass tower, stone podium and varied suite finishes.

These images come from verified 2026 sold listings at 15 Windermere Avenue. They illustrate building and suite context only; they do not imply every unit has the same finish, layout, floor or exposure.

Windermere by the Lake exterior at 15 Windermere Avenue — 15 Windermere Avenue · tower exterior

15 Windermere Avenue entrance — Stone podium and main entrance

Windermere by the Lake courtyard and tower — Townhouse/courtyard context around the tower

Representative renovated kitchen at 15 Windermere Avenue — Representative verified sold-unit interior

Panoramic lake and city view from a verified 15 Windermere sale — High-floor lake / skyline context

Windermere by the Lake tower framed by townhouses — Tower and surrounding low-rise context

REALM listing photography from MLS® W13480170 and W12821020; source brokerage watermarks preserved where present. Images are descriptive context, not proof of market performance.

High-floor Humber River and green-space view from 15 Windermere Avenue

High Park-Swansea / west waterfront context

NXT is nearby, but it is not the same comp pool.

15 Windermere sits just north of the west waterfront and close to the NXT towers at 103/105 The Queensway. The buildings are geographically close but differ in age, corporation, suite mix and fee structure.

For unit-level valuation, I would stay inside TSCC 1844 first, then widen only after matching exact area, bedroom/den layout, floor, exposure, view, parking, locker and condition.

NXT 103 & 105 The Queensway →Windermere Terrace 9 / 93 / 95 →Mirabella 1926 & 1928 Lake Shore →Toronto area guide →Nearby waterfront building directory →

Buyer / owner due diligence

How I would compare two units at 15 Windermere.

1. Stay inside TSCC 1844 first. Do not mix in 93/95 The Queensway / TSCC 1751 just because both use Windermere branding.

2. Match exact area before broad size band. The exact-area sensitivity is much flatter than the broad matched total-price screen.

3. Compare floor, exposure and actual view. Higher floors and lake/city-oriented exposures can create meaningful differences.

4. Normalize parking, locker and condition. Some historical sheets show owned parking/locker combinations while others do not.

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

Methodology

How this Windermere analysis was built.

1. Scope. Authenticated REALM searches isolated sold Condo Apt / Apartment records at exactly 15 Windermere Avenue for the same January 1-September 20 window in 2025 and 2026.

2. Search reconciliation. The REALM search API returned 11 completed sales in 2025 and 7 in 2026, with no result-limit truncation.

3. Full-sheet verification. All 18 qualifying broker full sheets were re-opened before the evidence lock. Sold date, corporation, exact area, maintenance, exposure, parking and locker fields were preserved from the source.

4. Corporation control. All 18 records resolve to corporation 1844. One 2025 sheet uses the raw label `TORONTO / 1844`; it is normalized to TSCC 1844 for grouping while the original field is preserved.

5. Product control. Common 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 -11.2% to -0.4% for the matched total-price estimator.

7. Exact-area sensitivity. Exact $/ft² uses the broker full-sheet finished-area field only when populated. Coverage is 7 of 11 in 2025 and 7 of 7 in 2026.

Sources & verification

Transaction evidence first; public sources for building identity.

City of Toronto — condominium inventory identifying 15 Windermere / TSCC 1844 / 358 units↗Condos.ca — 15 Windermere / TSCC 1844 building reference↗Dash Property Management — Windermere by the Lake building and amenity reference↗Condos.ca — separate 93/95 The Queensway / TSCC 1751 terrace reference↗

FAQ

Questions buyers and owners ask about 15 Windermere.

What did condos at 15 Windermere Avenue sell for in 2026?

From January 1 through September 20, 2026, I verified seven completed Condo Apt sales at 15 Windermere Avenue. The raw median sold price was $682,000. Because the 2026 mix includes more larger two-bedroom suites, the repeated-product and exact-area checks are more useful than the raw median alone.

Did prices rise at Windermere by the Lake in 2026?

The raw matched-period median rose from $645,000 in 2025 to $682,000 in 2026, about 5.7%. But the bedroom + reported-size matched estimate was about 1.7% lower, while the matched exact-area $/ft² sensitivity was nearly flat at about 0.2% lower. The evidence therefore does not support applying the raw 5.7% increase to every suite.

What was the matched-price uncertainty range?

A deterministic 10,000-draw within-stratum bootstrap produced a 95% range of roughly -11.2% to -0.4% for the bedroom + reported-size matched estimator. All draws were below zero, but matched coverage was only 45% of the 2025 sample and 71% of the 2026 sample, so exact-area and unit-level evidence still matter.

What was the price per square foot at 15 Windermere?

Among sales with a populated exact finished-area field, the broad median sold price was about $721 per square foot in 2025 and $743 in 2026. Exact-area coverage improved from 7 of 11 sales to all 7 sales. A matched exact-area sensitivity was about 0.2% lower, showing how product mix affects the broad medians.

How fast were Windermere by the Lake condos selling?

Median days on market moved from 23 days in the 2025 matched period to 34 days in 2026. Seven of eleven 2025 sales completed within 30 days versus two of seven in 2026, and one 2026 sale took more than 60 days.

Did the condos at 15 Windermere appreciate 5.7% in 2026?

The historical mixed sale median was about 5.7% higher, partly due to a larger sold-product mix. After controlling bedrooms and reported area, the price screen was about 1.7% lower; an exact-area sensitivity was nearly flat. A specific suite requires current same-tower comparisons, fees, condition, floor and view, and should not be mixed with Windermere Terrace's separate corporation.

Unit-level Windermere analysis

Comparing a condo at 15 Windermere Avenue?

Send me the listing or unit number. I can narrow the evidence to the closest TSCC 1844 solds by exact area, layout, floor, exposure, view, parking, locker, condition and current corporation documents instead of applying the raw building median.