Gaudy Or Grand: Behind The Doors Of Multi-Million Dollar Mansions In Bridle Path & St Andrews-Windfields (Plus Lessons On The Lifecycles Of Neighbourhoods & Houses)
Welcome to the Urbaneer blog on housing, culture, and design! I’m Steve Fudge, and I’m celebrating my 31st year as a realtor and property consultant in Toronto, Ontario, Canada.
First, if you just crave some eye candy on how Toronto’s elite live in status markers valued from $4,425,000 to $15,200,000 in Toronto’s tony Bridle Point & St. Andrews Windfields, just scroll on down to see the insane sales team member Nadia brought to our attention. But if you’re curious about how our housing and the neighbourhoods it’s in have their own lifecycles, stay the course and learn some interesting and fun facts about Toronto real estate!
Thanks, Nadia, for finding these! And, dear reader, thank you for checking out our post!
I’ve written a lot about how Toronto – the City of Neighbourhoods – has been undergoing a massive change since the 1990s, evolving from a gritty industrial port city into a glittering global post-modern metropolis. I’ve explored the dynamics of gentrification and densification, how a booming technology economy has fuelled demand, and how archaic residential zoning policies contribute to a lack of affordable ownership options while ensuring property owners in established, centrally located neighbourhoods will reap huge financial rewards when they sell in the years to come.
The Lifecycle Of Housing
Consumer products we buy at an electronics store, such as an iPhone, for example, are designed for obsolescence. Similarly, dwellings and even the neighbourhoods in which they’re located have what is commonly referred to as a “lifecycle”. In fact, the lifecycle of a dwelling is predetermined, just like the intentionally planned obsolescence of your Apple iPhone, except it doesn’t occur as quickly (Surprise Fact: The average lifespan of an Apple Device is 4 years and 3 months).
In Canada, the life cycle of the typical wood-framed ‘stick-built’ dwelling sitting on a concrete foundation and covered in vinyl siding, plastic trim, and faux stone, located in a mass-produced planned suburban community newly built today, isn’t intended to last much longer than 50 years. The reason is mostly economic. Once you add up all the soft and hard development costs associated with getting the land secured and serviced; the planning approvals, permits, and development charges required; the fees to design the facades, space plans & interior finishes as well as the structural, engineering and major building component systems drawn and detailed; the costs allocated to physically create the shelter using qualified construction labour using mid-grade materials; the budgets being spent on financing, legal, sales & marketing over the 3 to 7 years it can take to complete development, plus the developer’s profit, the cost to purchase is either the top end of budget or the most consumers are willing to pay.
I’m not overtly political but it’s also important to note that for all the cheers and chatter about the City of Toronto and the Ontario government’s commitment to building more economical housing (Fordnation, please don’t sacrifice the Greenbelt), “developers in Toronto pay an average of $86 per square foot in government fees, compared to $70 in Vancouver and $24 in Montreal”; the development charges for a dwelling this year range from $52,367 for a studio or one-bedroom apartment to $137,040 for a semi-detached or detached house which “account for between 10.4 to 23.5 percent of the cost of construction in Toronto” according to this CBC article “Developers, Housing Advocate Criticize Development Fee Increase Amid Housing Crisis“.
Because the costs to deliver shelter to our current building code standards are at the top end of affordability, building to extend the lifespan of these residences – like installing a metal roof, high-performance windows, composite decking, superinsulation, sustainable materials, and green building practices – are ultimately left to the homeowner to initiate and complete. And while I believe we need to take a hard look at what we build in the context of our Climate Crisis & Risk Assessment, I don’t want to argue that it’s necessary to build for a longer period of time, because what’s fashionable in housing is always evolving (as you’ll soon see), and our collective need for shelter is ever-changing. For example, I can’t imagine Torontonians in the 1960s ever envisioned the two-storey commercial / residential buildings or big box stores that line Danforth Avenue from Greenwood to Victoria Park would be slated for several thousand mid-rise and high-density dwellings in the 2020s – some as tall as 55 storeys – to meet Toronto’s housing crisis. After all, Crescent Town at Victoria Park & Danforth Avenue wasn’t even completed until 1971. If you’re interested in learning how this main street arterial road is being transformed, here’s my post that explains Why I Believe More Condominiums On The Danforth Is Good.
Although you might be quick to point out that a fair bit of Toronto’s Victorian and Edwardian solid brick housing in the central core still stands 100 to 150 years after construction, these residences were predominantly built with hand-crafted materials made to a higher spec than the machine-manufactured products used today. In particular – and unique to Toronto – the Bay & Gable Victorian Architecture that was coveted by the merchant class in the 1880s through 1900s is celebrated for its architectural flourishes, including solid brick detailing, gingerbread fretwork, slate roofs, and bejewelled stained glass windows. If you’re interested in seeing some of Toronto’s exemplary architecture, consider Strolling The Tree-Lined Streets Of Historic Cabbagetown, which contains North America’s largest collection of preserved Victorian residences.
I would be remiss if I didn’t mention that these often historically designated dwellings were also built for the well-heeled rather than the working class, though many poor sister copies were built by the aspiring but less affluent. If you didn’t have pots of money, you could purchase a pared-down version. For example, instead of the entire dwelling having double-brick construction the front facade might have a brick veneer while the side and rear elevations were covered in wood plank and tar paper, the hand-carved spindle gingerbread fretwork might be replaced with frieze boards, and the elaborate faceted glass jewel and bevel pieces in the stained glass windows of the merchant class would have simpler patterns and less embellishment. Alternatively, if that was still too rich for you, you could buy a row house or an Ontario Gothic Revival Cottage.
It’s not much different today. Every model home – whether a freehold or a condominium property – offers a basic version with the option to pay a further premium to select an upgrade package on fixtures and finishes that reflect the latest trends in domesticity. Otherwise, there’s a lot of consistency to what is constructed today. The foundations and structures are built to last around 50 years, while the materials and major building components (heating/cooling, windows, wiring, plumbing, and roofing) are made with a planned obsolescence of 25 years or less. To extend their lifespan, the owners are obliged to perform ongoing maintenance and repairs to protect their investment and ensure the occupants remain dry. Want a crash course in this? My post on Understanding The Six Essential Layers Of Housing breaks it all down in an easy peasy read, and this post On The History – And Popularity – Of The Open Concept Space Plan shares how renovators in the 1970s began resolving Buyer resistance to the warren of rooms typical of our original Victorian and Edwardian housing stock.
The Lifecycle Of Neighbourhoods
Did you know that how and when our neighbourhoods developed has been shaped by the arrival and popularity of different modes of transportation, including the bicycle, the horse & buggy, the railway, the streetcar, and the rise and dominance of the automobile, which still exists to this day? It’s also been shaped by the evolution and practice of urban planning. In my piece on Urban Planning and Toronto Real Estate, I examine how the Garden City Movement of the 1900s influenced the design of our post-war suburbs in Canada.
As a result, just as our dwellings have lifecycles, so do our neighbourhoods, which ebb and flow through four stages: growth, stability, decline, and renewal. Sometimes these four phases can occur over a relatively brief period, but it usually takes decades.
During the growth period, the location is coveted, with demand and popularity growing. The growth period is when rents rise, real estate values increase, and the area is considered highly desirable and a status marker. A few years ago, I wrote How Toronto Real Estate Near Queen Street – East & West – Is Climbing In Value, which explores how former working-class neighbourhoods to the east and west of the central core have seen their property values explode due to the proximity and ease of access to a direct streetcar line to the financial district.
The stability phase is when a neighbourhood is in equilibrium, with a high rate of owner occupancy, stability, and pride of ownership. By those criteria, many of our city neighbourhoods would be considered stable. However, a 2017 Ryerson University report found that the majority of Toronto’s 140 residential neighbourhoods have experienced stagnant or declining populations over the past 30 years, as households have fewer children and residents are choosing to age in place rather than sell their homes. This translates into a reduction in the use of amenities (like schools, libraries, and recreational facilities) that are coveted by families, diminishing community engagement and vitality (fewer residents supporting local retailers, fewer kids playing road hockey) while restricting the filtering of housing stock necessary to maintain a balanced real estate market. Furthermore, although these residential neighbourhoods are well-established, much of their vintage housing stock – ranging in age from 60 to 180 years – is approaching the end of its lifespan and is becoming structurally or operationally compromised. Fortunately, in addition to the existing as-of-right approvals for laneway housing and garden suites, the Province is seeking to override municipal zoning laws and implement as-of-right approvals for up to 3 units per property to fast-track the creation of much-needed housing.
A neighbourhood’s period of decline occurs when properties show signs of deferred maintenance and repair, there is a decrease in owner-occupied dwellings due to conversion into multi-unit buildings, and the resident profile shifts. Toronto’s Parkdale neighbourhood is undergoing a rebirth right now as existing residents fight gentrification, which is ironic given that this neighbourhood was originally developed for Toronto’s wealthy elite. It started in 1955-56 when the Gardiner Expressway was announced as a means to connect the city with bedroom communities to the west, and around 170 residences and the Sunnyside Amusement Park were demolished, leaving the balance of this affluent neighbourhood cut off from its direct access to the sandy beaches of Lake Ontario. With the urban fabric deeply scarred, the wealthy exited, leaving many grand houses to become rooming houses and entire streets were blockbusted to create rental housing. For decades, the neighbourhood, once derided for its mix of housing, has found its identity in its growing eclecticism. Here’s my post called Eclectic, Elegant and Cool: The Housing Stock of Parkdale.
Renewal – often associated with gentrification – is when a location begins to attract a new resident profile. It often begins with artists, nonconformists, and liberated progressives moving to a location because it’s economical, and their presence spurs reinvention and rejuvenation. These early adopters attract buyers who begin investing in upgrading the housing stock, which snowballs into a highly commodified market. Want to learn more? Here’s my post called Gentrification, Densification, And The History Of Toronto Real Estate, ” which shares my own undergraduate research on this topic.
No story illustrates it better than a piece I wrote back in 2015 called “A $15 Million Mansion In Toronto’s Tony Forest Hill,” which I posted on my student mentorship site, Canadian Real Estate. Housing & Home. It shares the history of Forest Hill, a prestigious Toronto neighbourhood developed in the 1930s for wealthy Jews, and the sale of a $4,000,000 residence in 2010 that was purchased as a ‘tear down’, from which its ashes emerged a new mansion five years later that subsequently was listed for $15,000,000 and sold for $13,000,000. In many ways, the impact of this sale was significant, both for the once high-status movers and shakers of the Jewish community, suddenly finding themselves demoted to occupying the ‘tear-downs next door’, and for the impact it had on property values throughout the central core. Imagine throwing a stone into a pond and watching the water ripple from where it lands. The sale of that $13,000,000 mansion had the same effect, with long-standing working-class neighbourhoods like Oakwood Village to the west seeing property values skyrocket. In 2015, the average sale price of a dwelling was $684,090, with the most expensive sale clocking in at $1,399,000. Just 7 years later, Oakwood Village had Ten New Builds Sell For Up To $3,025,000!
From Rich, To Richer In Bridle Path and St Andrews-Windfields!
Just like Forest Hill, I’m fascinated by the extent other affluent neighbourhoods are gentrifying. At one time, gentrification was defined by the movement of middle-class households into working-class neighbourhoods, but today it refers to people with a higher status and greater affluence than the existing residents taking residence. To illustrate this, we looked at recent sales in two exclusive pockets. The first originally catered to the jaunty equestrian set who settled in the Bridle Path, and the second was in the master-planned communities marketed by E.P. Taylor to the upper-middle class, like Bayview York Mills and the St Andrews-Windfields area, recognized as one of Toronto’s Millionaires’ neighbourhoods.
We were astonished, in part because if a neighbourhood doesn’t stipulate any urban design guidelines, which is common in Toronto, decades later, what was once a collection of dwellings in a similar aesthetic evolves into an eclectic pastiche of architectural styles that Disneyfies the pomp and circumstance of status. Sometimes it’s well-executed, and sometimes it’s McMansion Hell!
So here’s a taste with 7 sales we thought we’d share with you, with the photos and information taken from the Multiple Listings Service.
Property One – 7 York Road – Built in 1989
Listed $4,488,80 • Sold: $4,425,000
From MLS: *An Opportunity To Make This Quality-Built (4828 Sq Ft Plus Lower Level) Home On A Fabulous 65′ X 145′ Lot, With A South-Facing Backyard, Your Own!*Custom-Built, Well-Maintained & Thoughtfully Designed With Features That Stand The Test Of Time* Main Floor Boasts: 10 Ft Ceilings / Elegant Entertaining Space / A Home Office / A Spacious Kitchen & Family Room / Convenient Side Door Entry & Laundry* The Upper-Level Features: 9 Ft Ceilings / A Primary Retreat With: Sitting Room, Fireplace, 2 Walk-In Closets & 7-Piece Ensuite* The Lower-Level Offers Storage & Recreation Space, And Direct Access To The Rare 4-Car Garage*Update/Decorate To Make It Yours On This Lovely, Quiet Street In The Heart Of This Sought-After Neighbourhood*
Note the surprising use of the colour black
Property Two – 2 Royal Oak Drive – Built in 1968
Listed: $4,688,000 • Sold: $4,380,000 (Aug 2022)
From MLS: Situated In The Prestigious Neighbourhood Of The Coveted Iconic The Bridle Path. This Corner Lot Beckons You To Either Build Your Dream Home Or Work With The Existing Builder’s Own 1968 Family Home. The Possibilities Are Endless On This 130 X 135 Foot Lot. Dare To Dream And Reimagine This Wonderful Property Located In One Of Canada’s Premier Enclaves, Minutes To Granite Club, Elite Private Schools, Superb Public Schools, Edwards Gardens +++Endless Opportunities To Create Your Dream Home – Build New Or Work With The Existing. Perfect Corner For A Modernist Design Or Classic Beauty, Or Renovate And Add On. *No square footage provided.*
We thought the rounded wooden trim accents on the cabinetry were so out, they’re back in! How mod!
Before
After
Property Three – 32 Suncrest Drive– Built in 1969
This dwelling wasn’t newly constructed. Instead, the owner secured permits to substantially renovate it using portions of the original dwelling (often just a piece of the foundation to circumvent the high permit fees for new construction. See the photo above as it looked when it sold in 1997 for $723,000 before it was transformed.
Listed: $6,590,000 • Sold: $6,328,000 (Feb 2022)
From MLS: Bright & Elegant Fully Renovated Home In Exclusive Bridle Path With Over 8,000 Sq. Ft. Of Living Space + Basement. Impressive Design Highlighting Modern Finishes & Amenities. Grand Foyer W/ Soaring Ceils & Architectural Skylight. Entertain In Sprawling W/O Bsmt W/ Wet Bar. Backyard Oasis W/ Huge Stone Patio & Ample Greenery. Walk To Edwards Garden, Wilket Creek & Sunnybrook Parks. Near Renowned Schools In Quiet Neighbourhood.
From MLS: Architecturally Significant 9,200′ Of Liv. Area On Premium Corner Locale. Georgio Lolos Arch. One Yr New. Car Afficiando’s Lift W/Glass 8 Car Show Rm. State Of The Art. W/Finest Luxe Appts. O/Concept Kit/Fam W/O To Stn.Loggia W/Wood Fp. Cascading Nat Light. Soaring Ceils.Feels Like 6 Star Hotel Fin. Mn Floor Lib. Mudrm. Chef Kit W/Pntry, Servry & 7Pc Appl, Marble Island, Bfast Area & Bar. Master W/10Pc Mrbl Ens, Boudoir, Fp & Terr. L/L Wine Cel, Wet Bar & Nanny Rm
We call this Modern Baronial!
Property Five – 12 Baytree Crescent – Built In 1995 & Backing onto St Andrews Park
From MLS: *Truly A Rare Opp-Hm Of Imagination & Inspiration**Majestically Set On A Magical Ravine In Highly Coveted Neghd(Apx 1 Ac)*Distinguished-Unique Estate(Apx 15000 Sf Living Area-6Bedrms/12Washrms-Entertainer Paradise)-Unique Designed/Ececuted W/Remarable Craftsmanship-This Is A Hm 4 All Seasons W/Impeccable Details-Luxurious Details:Zen-Like Waterfall Cmbd Ravine View-Indr Pl W/Retractable Rf-Fun Sty Rec Rm,Leather Flr(Lib),Guest/Nanny Quarter-More!*
From MLS: *Magnificent Masterpiece! One Of A Kind! Located In One Of The Most Prestigious Neighborhood. Pure Sophistication And Luxury! Unprecedented Quality. This Exclusive Residence Was Custom Built By Award Winner Builder Adam Smuszkowicz For Its Current Owners With Unsurpassed Craftsmanship And An Easy Flowing Floor Plan Ideal For Comfortable Family Living And Entertaining. A Wealth Of Windows And Skylights Provide Ample Natural Light For This Spacious And Charming Home. This Refined Residence Contains Too Many Wonderful Features To Mention In This Description. Over 16,000 Sq. Ft. Of Living Space.*
From MLS: *La Belle Maison-Luxurious, Custom Built Residence In The Heart Of Prestigious Neighbourhood Of St Andrew Winfield’s. This 24000 Sq. Feet Residence Combines Old Artisanship With Very Latest Of 21 Century State Of The Art Luxurious Amenities ,Foyer, Marble Stairs ,Breathtaking Balustrades And Ceiling Motifs Will Transfer The Visitors To The 19 Century France . Features A Unique Architecturally Crafted Carved Limestone Exterior * Home Theatre W/ 10 Comfortable Seats Equipped W/ Modern Sound System, Audio, Video & Gaming (Lutron Home System), Features On The Big Screen, Amazingly Crafted Wine Cellar, Billiard Room.*
While our client roster includes some of the rich and famous, we serve first- and second-time buyers, relocations, renovators, and those building their long-term property portfolios. Our mandate is to help our clients choose the property that will deliver the highest future return on their investment while ensuring it best serves their practical needs and their dream of “Home” during their tenure. At Urbaneer, we identify a property’s best qualities, features, and insouciant charm in the context of your wishes and wants, plus your future target market. Although searching for the right property can be an intense and sometimes lengthy process, it is, without fail, rewarding both to our clients and the Urbaneer team. We are so grateful to be the realtors of choice for both established Torontonians and newly arrived Torontonians.
If you enjoyed this post, here are some other Urbaneer.com blogs you might like:
Are you dwell hunting for a house or a condo? Consider letting Urbaneer guide you through your purchase process. At Urbaneer.com, we’re here to help – all without pressure or hassle. We simply love what we do! With a multidisciplinary education in housing, sound knowledge of real estate mechanics, and a sharp skill set for evaluating properties for over three decades, my team and I are here to guide you through all the factors that play into Toronto’s real estate market.
Sincerely & With Thanks,
~ Steven
Steven Fudge, Sales Representative & The Innovative Urbaneer Team
Bosley Real Estate Ltd., Brokerage – (416) 322-8000
– we’re here to earn your trust, then your business –
*Love Canadian Housing? Check out Steve’s University Student Mentorship site called Canadian Real Estate, Housing and Home, which focuses on architecture, landscape, design, products, and real estate in Canada.
