Key Takeaways at a Glance
53
Sold listings analyzed across midtown Toronto
$370K – $1.1M
Sold price range
$333 – $1,588/mo
Maintenance fee range
- Smallest condos (under 500 sqft) command the highest price per sqft at $1,567/sqft — nearly double the rate of larger units
The 600–699 sqft range is the most active, representing 32% of all transactions (17 of 53 listings)
Maintenance fees scale sharply with size: from $361/mo (micro-units) to $1,333/mo (1,200+ sqft)
The most maintenance-efficient size tier is 500–599 sqft at just $0.83/sqft/month
Where Are Buyers Active? Listing Distribution by Size
The midtown Toronto condo market remains concentrated in the 600–699 sqft range, which accounts for 32% of recent transactions. Notably, this dataset includes a broader spread of larger units — nearly a quarter of listings are 700 sqft or more.
Average Sold Price by Square Footage Range
Sold prices rise broadly with unit size, from an average of $391K for micro-units under 500 sqft to $944K for units in the 1,000–1,199 sqft range.
The jump from 800–899 sqft ($764K) to 900–999 sqft ($805K) is modest, while the 1,200–1,399 sqft tier averages $855K — slightly below the 1,000–1,199 tier — reflecting the limited sample and the mixed vintage of larger units in this market.
Key Insight
The sharpest price jump occurs between the 600–699 sqft tier ($543K) and the 700–799 sqft tier ($645K) — a $102K gap for just 100 additional square feet.
Price per SqFt: The Small-Unit Premium
Micro-units under 500 sqft trade at a significant premium of $1,567/sqft — nearly double the rate seen in the 600–699 sqft tier at $836/sqft.
After that initial drop, price per sqft stabilizes in a relatively tight band of $836–$899/sqft across the 500–899 sqft range, before declining again for the largest units (1,200+ sqft at $658/sqft).
Key Insight
The 1,000–1,199 sqft tier averages $1,055/mo in fees — but one outlier unit at 18 Merton St carries $1,588/mo, underscoring how building vintage and amenities can dramatically affect carrying costs.
Wide Variability Within Each Size Tier
Average fees tell only part of the story. Within each size tier, maintenance fees can vary by hundreds of dollars per month — driven by building age, amenities, and reserve fund health. The 1,000–1,199 sqft tier shows the widest spread: from $444/mo to $1,588/mo.
* Spread = Maximum minus Minimum fee within the tier
Most Maintenance-Efficient Size: 500–599 SqFt
When maintenance fees are measured per square foot per month, the 500–599 sqft tier emerges as the most cost-efficient at just $0.83/sqft/mo, closely followed by 600–699 sqft at $0.85/sqft/mo.
Key Insight
The 500–699 sqft range offers the best balance of space, price, and carrying costs — making it the sweet spot for buyers focused on long-term affordability.
How Maintenance Fees Relate to Sold Price
There is a general positive correlation between maintenance fees and sold price — but the relationship is loose, with significant outliers driven by building age and amenity level.
The most active tier (600–699 sqft) sold for $420K–$648K with fees ranging from $420/mo to $843/mo — a $423/mo spread for units of the same nominal size.
The highest-fee unit, 18 Merton St #302 (1,068 sqft), carries $1,588/mo in fees — reflecting its boutique two-storey layout and full-service amenities in an older building.
Best value in the 1,000+ sqft category: 8 Hillsdale Ave E #1732 sold for $999K with only $444/mo in fees — a newer building with significantly lower carrying costs.
What This Means for Buyers & Investors
1. The 600–699 sqft tier remains the most liquid
With 32% of all transactions (17 of 53), the standard one-bedroom remains the dominant trade in Midtown. This size offers the broadest buyer pool and fastest resale potential. The market is more evenly spread across sizes than in prior periods, however, signalling growing demand for larger units.
2. Micro-units carry a steep price premium
Sub-500 sqft units average $1,567/sqft versus $836/sqft for the 600–699 tier — an 88% premium per square foot. Unless the entry price is a hard constraint, buyers get substantially more space and better long-term value by moving up to the 500–699 sqft range.
3. Always scrutinize the maintenance fee
Within the 600–699 sqft tier alone, fees range from $420/mo to $843/mo — a difference of $5,076/year. Over a 5-year hold, that’s over $25,000 in additional carrying costs. Building age, reserve fund health, and included utilities are critical factors that the listing price alone does not reveal.
Data Notes & Methodology
DATA SOURCE
Platform
REALM MLS shared portal — 53 unique sold condo listings
Geography
Midtown Toronto: Yonge-Eglinton corridor, Mount Pleasant West, Davisville Village
Sale Dates
Approximately late 2024 through May 2026
Property Type
Condo apartments and stacked townhomes; all sold (not listed) transactions
METHODOLOGY
Square Footage
TRREB-reported sqft range used for tier classification; midpoint of each range used for $/sqft calculations
Maintenance Fees
Monthly maintenance fees extracted directly from individual listing detail pages as reported by listing agents
Averages
Simple arithmetic means used for all averages; medians reported separately for fee variability analysis
LIMITATIONS
Sample Size
The 900–999 sqft and 1,200–1,399 sqft tiers each contain only 2 listings — treat those averages as directional, not definitive
Excluded Listings
0 listings excluded from the main analysis; all 53 listings had valid sold price and sqft range data
Special Assessments
One-time special assessments and reserve fund deficiencies are not captured in the reported maintenance fee figures