Advice For Buyers | TorontoLivings

Jun 26

Do You Need a Real Estate Agent to Buy Property in Toronto?

By Mark Savel Advice For Buyers

Buying property in Toronto isn’t exactly like strolling through a Sunday open house and tossing in an offer. Between rapid market shifts, bidding wars, complicated legal documents, and emotional highs and lows, the process can feel more like a strategic chess match than a simple shopping trip.

So it’s natural to wonder: do I really need a real estate agent to buy in Toronto?

Let’s break down what’s required, what’s optional, and how professional guidance can be the difference between buyer’s remorse and securing your ideal home—with less stress, more clarity, and a smarter investment.

The Role of a Real Estate Agent in Toronto

In Toronto, real estate agents do more than open doors and draft paperwork. A great agent is your strategist, market translator, and skilled negotiator. They act as your advocate from the moment you start your search to the moment you receive the keys.

Here’s what that can look like:

Decoding neighbourhood trends, property values, and pricing strategies
Tapping into off-market or soon-to-launch listings that aren’t yet public
Flagging red flags in disclosures, condo status certificates, or legal clauses
Connecting you with trusted mortgage brokers, lawyers, and inspectors
Coordinating inspections, financing, and closing timelines for a seamless experience

It’s this blend of insight and hands-on support that helps buyers avoid costly missteps—and often land better deals, faster and with fewer surprises.

Do You Legally Need an Agent to Buy Property?

Short answer: no, it’s not legally required.

You can absolutely buy a home without a real estate agent—whether it’s through a private deal, directly with a builder, or via the listing agent representing the seller. But without your own representation, you’re essentially flying solo in a high-stakes, high-priced environment.

Imagine walking into a courtroom without a lawyer. It’s possible, but would you really want to? Especially when the other party has someone negotiating and protecting their interests.

In real estate, the listing agent is obligated to act in the seller’s best interest. That means they’re not working for you—and they’re not required to point out things that may work against the seller’s position.

Having your own agent levels the playing field.

Benefits of Working with a Real Estate Agent

Here’s where the perks really start stacking up:

1. Access to More Listings

Real estate agents often have early access to listings through industry networks, email alerts, and brokerages that share exclusive pre-market opportunities. In a city like Toronto, where some homes sell within 24 hours, this kind of head start can be the difference between getting the property—or missing out entirely.

2. Expert Negotiation

Your agent brings both experience and data to the table. They understand market conditions, comparable sales, and buyer psychology. They know when to go in strong, when to hold back, and how to structure offers that stand out without having you overpay or waive protections you’ll regret.

3. Process Management

From pre-approval to final closing, there are dozens of moving parts. Offers, amendments, deposits, conditions, appraisals—it adds up fast. A good agent keeps everything (and everyone) on track and ensures no detail slips through the cracks.

4. Emotional Buffering

Buying property—especially your first or forever home—is emotional. And emotions can cloud judgment. Your agent provides an objective lens, helping keep decisions grounded in logic, value, and long-term benefit.

5. Professional Network

A top-tier agent comes with a vetted team of professionals: mortgage brokers, real estate lawyers, home inspectors, movers, contractors, and more. They know who’s reputable—and who to avoid.

Understanding the Buyer Representation Agreement (BRA)

If you decide to work with a buyer’s agent in Ontario, you’ll likely be asked to sign a Buyer Representation Agreement (BRA). This document formalizes your working relationship, outlining responsibilities, boundaries, and expectations.

Key elements include:

The length of the agreement (often 90–180 days)
The area it covers (e.g., Toronto, the GTA, or specific neighbourhoods)
The commission terms (typically paid by the seller)

Signing the BRA means the agent has a legal fiduciary duty to you. That includes full disclosure, loyalty, confidentiality, and promoting your best interests above all else.

Tip: You can always negotiate or customize the BRA. Ask questions. Understand the clauses. A transparent agent will be happy to explain it all.

Who Pays the Agent’s Commission?

One of the biggest misconceptions buyers have is around commission.

In most resale property purchases in Toronto, the seller covers the commission for both their listing agent and the buyer’s agent. That means buyers can benefit from professional representation without paying out of pocket.

Exceptions do exist:

FSBO (For-Sale-By-Owner) deals where no buyer commission is offered
Discounted commission offers where a top-up may be required to meet your agent’s standard rate

In these scenarios, your agent will always explain the situation upfront and let you decide how to proceed.

Case Studies: Success Stories with Toronto Livings

We’ve helped hundreds of clients buy better and sell higher by combining strategy, market timing, and local expertise. Here are just two:

Client A: Bought Below Market Value in Midtown

This Toronto Condo Buyer was relocating from Vancouver and had no idea how fast-paced Toronto’s market had become. We helped them secure financing, understand the cities different areas, and define their needs. Through our network, we found a King West condo the day it hit the market and were able to secure it under the list price!

Client B: Sold High, Bought Smart

A longtime client needed to sell before buying. We arranged staging, drone photography, and a digital marketing push that resulted in multiple offers. Their midtown hard loft sold over asking. From there, they pivoted into a a detached house and are now in the process of growing out the family!

Smart moves don’t happen by accident—they’re the result of experience, timing, and a plan.

FAQs: Common Questions About Using a Real Estate Agent

What if I’m not happy with my agent?

You can always request to be released from your BRA. Most agents will agree, especially if it’s not a good fit. Open communication goes a long way. Don’t settle—work with someone who aligns with your goals and values. If you’re early in the process, consider starting with a shorter agreement or requesting a trial period to ensure compatibility.

How do I choose the right agent?

Look for:

Deep local knowledge
Clear, proactive communication
Proven results in the neighbourhoods you’re interested in
Someone who listens, not just sells

Want to see how we work? Check our testimonials or book a no-pressure consult.

Can an agent help with pre-construction?

Absolutely. In fact, agents often get early access to builder launches, VIP pricing, and incentives not available to the public. Plus, we can help you assess developer track records and negotiate assignment clauses or caps on closing costs. Pre-construction can be lucrative, but it also comes with unique risks—having expert eyes on contracts can save you from surprise fees or delays.

What’s the difference between a buyer agent and a listing agent?

A buyer’s agent represents you, the purchaser. Their job is to advocate for your best interests—helping you find the right property, analyze pricing, and negotiate terms. A listing agent, on the other hand, represents the seller, and their goal is to get top dollar and favourable conditions for their client. Working directly with the listing agent can create a conflict of interest.

Is it worth having an agent if I’ve already found a property?

Yes. Even if you’ve spotted a home on Realtor.ca or walked by a “For Sale” sign, your agent can provide critical support in pricing analysis, offer structuring, due diligence, and negotiation. Plus, they can liaise with the seller’s agent to protect your interests throughout the deal.

Can I switch agents if I find someone better?

Yes, but be mindful of any active contracts. If you’ve signed a BRA, you’ll need to ask your current agent or brokerage to release you formally. Always have an open discussion first—good agents understand the importance of fit and won’t force a client to stay unhappy.

How early should I contact an agent before buying?

As early as possible. Even if you’re just “thinking about it,” an agent can help you set expectations, build a budget, get pre-approved, and narrow your neighbourhood focus. The earlier you engage, the more strategic your plan can be.

Do agents only work with first-time buyers?

Not at all. While many agents love guiding first-time buyers, experienced buyers, investors, and downsizers benefit just as much from strong representation. Every transaction is different—and so is every client’s goal.

Can an agent help me buy outside of Toronto?

Most Toronto-based agents work across the GTA and even into surrounding regions like Durham, Halton, and York. If they don’t serve an area personally, they can refer you to a trusted colleague who does.

Will I lose out on deals if I don’t act fast?

In hot markets, speed matters—but so does preparation. A good agent ensures you’re offer-ready with financing, legal review, and comparable data in hand. That way, when the right property pops up, you’re positioned to move quickly and confidently.

Can I negotiate an agent’s commission?

Sometimes, yes—especially in higher-end transactions or where multiple deals are involved. Just remember: a good agent more than earns their keep. It’s not just about hours worked—it’s about outcomes delivered.

What if I’m not happy with my agent?

Want to see how we work? Check our testimonials or book a no-pressure consult.

Conclusion: Making an Informed Decision

So, do you need an agent to buy property in Toronto? Legally, no. Strategically, it might be your best move.

A skilled agent brings you data, context, connections, and confidence. They unlock opportunities, protect your interests, and make the whole process more efficient and less stressful.

Whether you’re buying your first condo or upgrading to a family home, it pays to have a professional in your corner.

Want to explore your options? Let’s chat and see how we can help you buy smarter, faster, and with peace of mind.

Jun 24

Love0

Toronto’s Best Rooftop Pools for Condo Buyers and Renters

By Mark Savel Advice For Buyers, Toronto

Why Rooftop Pools Are the Ultimate Condo Amenity

Toronto’s summer scene hits different when you’ve got a pool with a skyline view. As vertical living becomes the norm in downtown life, rooftop pools have become more than just a luxury—they’re a lifestyle statement. Whether it’s morning laps above the city or sunset cocktails by the water, these elevated oases offer a resort vibe without ever leaving home.

And in a city where outdoor space is always at a premium, rooftop pools are a clever way to blend function, relaxation, and a serious wow-factor.

Top Toronto Condos with Rooftop Pools

1 Hotel Residences (550 Wellington)

Rooftop Pool at the 1 Hotel and Residences

Once known as the Thompson Residences, this King West icon has been reimagined as the eco-luxurious 1 Hotel Toronto. The rooftop pool here is as stylish as it gets—lush greenery, wood tones, and panoramic views give it a summer-in-Tulum feel (without the flight). It’s a hotspot for locals and visitors alike, offering residents a rare mix of tranquility and social buzz.

Why we love it: A hotel-calibre rooftop with a green ethos and that signature King West energy.

300 Front Street

This Tridel-built tower delivers serious resort vibes in the heart of the Entertainment District. Its rooftop deck includes a stunning pool surrounded by cabanas, loungers, and a hot tub—all framed by the city skyline. It’s private, resident-only, and perfect for entertaining guests without ever leaving home.

Why we love it: A true rooftop sanctuary that feels more like a five-star resort than a condo.

Bisha Hotel & Residences

If boutique luxury is your thing, Bisha nails it. The rooftop infinity pool here faces west—ideal for soaking in a Toronto sunset. Shared with hotel guests but known for its calm, curated atmosphere, this pool feels exclusive without being inaccessible.

Why we love it: Private and polished, with a side of golden-hour perfection.

Pier 27

Located right on the waterfront, Pier 27 offers one of the most unique rooftop experiences in the city. Its elevated infinity pool overlooks Lake Ontario, creating a blend of urban and natural views you won’t find elsewhere. It’s a full-on escape without ever leaving Queens Quay.

Why we love it: A true “pool with a view” that feels like you’re floating above the lake.

Fashion House (560 King West)

Minimalist and modern, Fashion House has a rooftop infinity pool that’s pure eye candy. It faces east, which means your morning swims come with a sunrise over the skyline. The sleek design, limited crowds, and King West location make it a favourite among design-forward residents.

Why we love it: It’s the rooftop for architecture lovers and pool purists.

Trilogy on King (1100 King Street West)

A hidden gem in Liberty Village, Trilogy on King is a rental community that punches well above its weight. Its rooftop terrace features an infinity pool, stylish lounge seating, and unobstructed city views. Add in coworking spaces, fitness centres, and an arcade, and you’ve got a lifestyle hub wrapped in one.

Why we love it: Condo-level amenities in a rental package—perfect for flexible urban living.

View Trilogy on King Rentals

Lavelle (Above King)

Not a condo, but worth a mention. Lavelle is a rooftop restaurant and lounge perched 16 storeys above King Street. With three pools, private cabanas, and a buzzing scene day or night, it’s the go-to spot for a social swim with city views.

Why we love it: You don’t need to live there to dive in—just bring your vibe (and maybe a reservation).

Rooftop Pool Roundup: Which Condo Is Right for You?

Looking for a rooftop pool that matches your lifestyle? Here’s the quick hit:

For nightlife and social energy: 1 Hotel, Lavelle
For tranquility and privacy: Bisha, Fashion House
For epic views: Pier 27, Trilogy on King
For a resort-like escape: 300 Front Street

Whether you’re buying, renting, or just daydreaming, there’s a rooftop oasis with your name on it.

Ready to Find Your Dream Condo with a Rooftop Pool?

From first showings to final walkthroughs, we know these buildings inside and out. If a rooftop pool is high on your wish list, we’ll help you find a home that’s just as cool as its amenities.

Leave us a message below and let’s take this search to the top (literally).

Jun 21

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House vs. Condo in Toronto: Which Makes More Sense in 2025?

By Mark Savel Advice For Buyers, Advice For Sellers

Choosing between a house and a condominium in Toronto is one of the biggest decisions you’ll make in your real estate journey. With significant differences in purchase price, ongoing costs, lifestyle impacts, and long-term investment potential, it’s crucial to weigh the pros and cons in the context of today’s market. In 2025, Toronto homebuyers face shifting affordability, inventory levels, and financing environments that can sway the decision one way or the other. In this deep dive, we’ll explore the key factors—from pricing and carrying costs to location and resale dynamics—to help you determine which option aligns best with your goals and budget.

Purchase-Price Comparison

Average House Prices in the GTA

According to the Toronto Regional Real Estate Board’s May 2025 data, the average price for a detached home in the Greater Toronto Area (GTA) was $1,430,000, representing a 5.4% year-over-year decline. Freehold townhomes averaged $996,000, down 4.3% compared to May 2024. These figures highlight the premium attached to detached and townhome ownership, driven by land value and larger living spaces.

Average Condo Prices in Toronto

Condominium apartments in the GTA saw an average sale price of $683,413 in May 2025, a 6.5% decrease year-over-year. Within the City of Toronto proper, Q1 2025 averages were slightly higher at $710,501, down 1.5% from Q1 2024. Condos offer a lower barrier to entry on purchase price, making them an attractive option for first-time buyers or purchasers with tighter budgets.

Ongoing Carrying Costs

Mortgage Payments & Interest Rates

Current borrowing costs play a pivotal role in your monthly carrying costs. As of June 2025, the lowest advertised 5-year fixed mortgage rate in Toronto is approximately 3.94%. Based on a 25-year amortization, a $1,430,000 mortgage carries a monthly principal + interest payment of roughly $7,500, while a $683,413 mortgage (average condo price) equates to about $3,585 per month.

Condo Maintenance Fees

Condo ownership includes monthly maintenance fees that cover shared services and amenities. In the GTA, median maintenance fees for one-bedroom units range from $533 to $1,039 per month, depending on building age and amenity level. For example, a 700-sqft unit at $0.65/sqft results in a $455 monthly fee. These dues can cover utilities, concierge, fitness centres, and building insurance—expenses typically borne directly by single-family homeowners.

Lifestyle & Location Trade-offs

Space, Privacy & Outdoor Access

Houses typically offer more square footage—both indoors and outdoors—with private yards, driveways, and often multi-car garages. This additional space can translate to greater privacy and room for families, pets, and hobbies. In contrast, condos usually provide limited personal outdoor space (e.g., balconies), and communal areas like rooftop terraces or courtyards are shared among residents.

Amenities, Security & Maintenance

Condos often bundle amenities such as fitness centres, party rooms, concierge services, and security features into the monthly fees. This setup provides convenience and enhanced security without the homeowner needing to manage these services directly. For house owners, these amenities must be sourced and funded independently.

Learn how we help buyers navigate lifestyle priorities!

Resale & Investment Potential

Historical Appreciation—Houses vs. Condos

Over the past decade, detached homes in the GTA have appreciated at an average annual rate of approximately 5.8%, outpacing condominium apartments, which have averaged 4.1% per year since 2015. While both asset classes benefit from Toronto’s long-term growth, single-family homes have shown greater price resilience, particularly in lower-interest environments and low-inventory periods.

Liquidity & Demand in Resale Markets

Condominiums generally offer higher transaction volumes and faster time-on-market data, driven by broader affordability and investor appeal. In 2024, the average days on market (DOM) for GTA condos was 31 days, compared to 42 days for detached homes. However, detached homes have experienced tighter bid-landscape dynamics in sought-after neighbourhoods, sustaining strong demand despite slower turnover.

Toronto Real Estate Market Update for broader market context.

Financing & Affordability Programs

Down Payment Requirements & FHSA

Toronto homebuyers face varying down payment thresholds: 5% for purchase prices up to $500,000 and 10% on the portion above $500,000. For a $683,413 condo, the minimum down payment is $34,171, whereas for a $1,430,000 house, expect $71,500 at minimum. The new First Home Savings Account (FHSA) allows first-time buyers to save up to ,000 tax-free, which can significantly offset these requirements. Learn more in our FHSA guide below:

First-Time Buyer Incentives

Several programs can sweeten the deal. The Canada Mortgage and Housing Corporation (CMHC) offers a 10% refund on mortgage default insurance for FHSA users, while the Land Transfer Tax rebate for first-time buyers can be up to $4,475 in Toronto. Additional municipal incentives, such as the City of Toronto’s rent-to-own pilot, may also apply.

CMHC First-Time Homebuyer Incentive

Client Case Studies

When a House Was Best – Our Recent Success Story

Last spring, we guided a young family in Etobicoke toward purchasing a detached home that offered room for two growing children and a backyard for their dog. Despite slightly higher mortgage payments, they prioritized space and privacy. Within six months, their property value rose by 3.2%, outperforming local condo benchmarks.

When a Condo Made Sense – How We Guided Another Buyer

In downtown Toronto, a professional couple needed proximity to transit and a lock-and-leave residence. We negotiated a $680,000 condo purchase in Liberty Village with low maintenance fees and premium amenities. Their monthly costs were nearly 40% lower than a comparable semi-detached home nearby, freeing up budget for travel and savings.

Pros & Cons at a Glance

Criterion	Houses	Condos
Purchase Price	High	Lower
Down Payment	$71,500+	$34,171+
Monthly Carrying Costs	Mortgage only ($7,500/mo example)	Mortgage + fees ($3,585 + $455/mo example)
Space & Privacy	Private yards, garages	Limited personal outdoor space
Amenities	– Add and maintain independently	Included (gym, concierge, security)
Resale Appreciation	~5.8% annual average	~4.1% annual average
Liquidity & Time on Market	Slower (~42 DOM)	Faster (~31 DOM)

Conclusion & Next Steps

Toronto’s real estate market in 2025 offers solid opportunities in both houses and condos. If you value space, privacy, and long-term appreciation—and can meet higher down payments—a house may be your best bet. However, if affordability, convenience, and lower maintenance responsibilities rank higher, a condo could be the smarter choice.

Ready to explore your options? Contact us, or leave a comment below for a personalized consultation and discover which path aligns with your lifestyle and financial goals.

Jun 20

Love0

The Best Downtown Toronto Dog Parks for Condo Dwellers (and Their Lucky Pups)

By Mark Savel Advice For Buyers

Life with a Dog in a Downtown Toronto Condo

Living in a Toronto condo comes with perks—walkable neighbourhoods, skyline views, and unbeatable convenience. But for dog owners, space can be tight. That’s where the city’s growing collection of downtown dog parks steps in to save the day.

These green spaces give pups room to roam, sniff, and socialize—off-leash and out in the fresh air. Whether you’re working with a balcony-sized backyard or just looking to avoid hallway accidents, here’s where condo owners (and their four-legged sidekicks) can go to stretch those legs.

Waterworks Dog Park – Urban Heritage Meets Canine Convenience

Where it is

505 Richmond St. W., beside the Waterworks Residences in King West.

What makes it special

The Waterworks Dog Run is a fenced turf oasis with a striking industrial backdrop. Clean, safe, and easy to access, it’s ideal for condo dwellers who want a no-fuss place to let their dog off-leash. The best part? You’re steps from the Waterworks Food Hall, the Ace Hotel, and a full YMCA—so you can tag on errands (or brunch) with ease.

Berczy Park – Toronto’s Most Instagrammable Dog Park

Where it is

Wellington & Scott St., in the heart of the St. Lawrence Market district.

What makes it special

No full off-leash zone here, but Berczy Park is still a favourite for dog lovers. Its whimsical centrepiece—a fountain with 27 bronze dog statues and one sly cat—makes for great photo ops. There’s a doggie drinking trough, mature trees for shade, and a calm, well-landscaped vibe. Ideal for mellow strolls or puppy meetups.

More Dog Parks Worth Sniffing Out

Clarence Square Park

Location: Front & Spadina
Why it works: Fully fenced with a pea-gravel base (a lifesaver on rainy days), and two fountains for thirsty pups. It’s smaller, quieter, and great for dogs who get overwhelmed in big crowds.

David Crombie Park

Location: The Esplanade near Berkeley St.
Why it’s unique: A fenced zone nestled in a residential pocket. It features playful murals and plenty of shade. It’s often less busy than bigger parks, but still social.

Allan Gardens

Location: Carlton & Jarvis
Unique perks: Fully enclosed with a double-gate entry—great for leash transitions. Surrounded by historic architecture and trees, it’s a peaceful escape in the heart of the city.

Grange Park

Location: Beside the AGO, near Beverley & Dundas
Stand-out feature: A tidy urban park with an off-leash area, modern benches, and plenty of nearby attractions. Great for art lovers and leash-friendly pups.

St. Andrew’s Playground

Location: Adelaide & Brant
Best for: Quick potty breaks or post-lunch fetch sessions. Small fenced section with a water fountain. Very walkable for condo residents near the Fashion District.

Ramsden Park

Location: Yonge & Pears (just north of Rosedale subway)
Perks: After a major renovation, Ramsden is now a destination park. You’ll find large green spaces, a fresh off-leash zone, and community energy that makes weekend mornings feel like a block party—for dogs.

Tips for Downtown Dog Owners

When to Go

Try early mornings or evenings to dodge crowds.
Avoid peak hours if your pup is shy or reactive.

What to Bring

Water bottle, poop bags, towel for muddy paws.
Treats and leash in case you’re near a non-designated area.

Urban Dog Etiquette

Scoop the poop. Always.
Check signage—some parks change rules seasonally.
Be aware of dogs in shared condo elevators, hallways, and lobbies.

Pro Tip

Join a local dog group for updates, meetups, and emergency petsitting backups.

Final Woof

Just because you live in a condo doesn’t mean your dog has to sacrifice playtime, fresh air, or fun. Toronto’s downtown dog park scene is thriving—and full of hidden gems for sniffing, socializing, and even Instagramming.

Take the scenic route home tonight. Your dog will thank you.

Jun 19

Love0

Tridel Takes Over The One – What’s Next for Toronto’s Tallest Condo?

By Mark Savel Advice For Buyers, Toronto

The Saga of The One: A Quick Recap

Once envisioned as a skyline-defining supertower, The One at 1 Bloor West has had anything but a smooth journey. First launched by Mizrahi Developments, the 85-storey skyscraper was pitched as Canada’s tallest residential building—a bold blend of engineering ambition and luxury living. But behind the glass and steel façade was a tangle of delays, financial missteps, and court filings.

As of early 2025, the project had stalled under the weight of creditor protection and management uncertainty. Buyers were left waiting, investors wary, and the site—though towering—was unfinished.

Enter Tridel – A Trusted Name in Toronto Real Estate

Now, the tide is turning. As of May 1, 2025, Tridel has officially taken the reins. The court-appointed monitor, Alvarez & Marsal, selected Tridel to act as development manager, construction lead, and sales partner for The One, replacing Mizrahi and its contractors.

For many, this news came as a relief. Tridel isn’t just another builder—they’re a Toronto institution. With 90,000 homes delivered over 90 years, their track record brings a much-needed sense of stability to a project that desperately needed it.

Through its affiliated firms (Deltera and Del Realty), Tridel is now steering the ship toward completion—with eyes set on restoring trust and momentum.

Construction, Sales, and the Road Ahead

So where do things stand now?

Construction-wise, The One has made significant progress. The concrete structure has reached the 81st floor, and the iconic curtain wall has climbed to level 58. The building will top out at 85 storeys (approximately 308.6 metres), making it the tallest residential tower in Canada.

Tridel is aiming for substantial completion by late 2026, with occupancy projected for early 2028.

Notably, the suite count has been revised once again. From an initial 415 to 503 under the receiver—and now to 476 units—Tridel is reworking layouts to reflect modern buyer expectations without compromising luxury.

And what about the luxury Andaz hotel that was supposed to anchor the lower floors? That deal is off. Tridel and its leasing partner JLL are actively courting new hotel and retail operators to fill the space, ensuring the tower lives up to its mixed-use promise.

What Tridel’s Takeover Means for Buyers

One of the biggest hurdles with The One was buyer confidence. With Mizrahi’s insolvency came fears around delivery, quality, and warranty coverage. Tridel’s takeover changes that.

Because Tridel is now managing the sales program under its Del Realty arm, suites at The One are once again eligible for Tarion warranty protection—a critical factor for cautious buyers.

For those watching from the sidelines, this move signals a return to credibility. The drama may have hurt the brand, but with Tridel at the helm, interest is already picking up.

Buyers who once walked away are circling back. Agents are talking. And if construction continues on schedule, 1 Bloor West might still become the landmark it was meant to be.

Buy Better with Our Team if you’re considering a unit in this revitalized tower—we’re tracking every twist and turn so our clients don’t have to.

Will The One Finally Live Up to the Hype?

While the story isn’t over, the narrative has definitely shifted. The excitement around Tridel’s takeover is more than just relief—it’s renewed hope.

Of course, big questions remain. Who will fill the retail and hotel space? Will ultra-luxury buyers return in force amid market softness? Can Tridel balance visionary architecture with practical delivery?

Time will tell. But for now, optimism is back on the menu—and The One is no longer a question mark, but a comeback story in progress.

Thinking about purchasing a unit at The One? Contact us or send us a message below to learn more about current availability and how we can help you navigate this exciting opportunity.

Jun 18

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What Happens on Closing Day? A Guide for Toronto Real Estate Buyers

By Joey Virgilio Advice For Buyers

Why Closing Day Matters

For buyers in Toronto, closing day isn’t just the day you get your keys—it’s the official transfer of ownership, money, and responsibility. From final signatures to title registration, a lot happens behind the scenes. We’re here to make sure none of it feels overwhelming.

Coordinated Team Effort: Lawyers, Mortgage Brokers & More

Our job doesn’t end once the deal is signed. Long before closing day, we help align all parties involved:

Lawyers receive the Agreement of Purchase and Sale, your ID, and mortgage instructions so they can prepare legal documents.
Mortgage brokers ensure your financing is locked in, and funds are ready to be wired or drafted.
Insurance providers issue home insurance and, if required, title insurance.

We make sure everyone—from your lender to your lawyer—is speaking the same language and working on the same timeline.

Buyer Prep: What You’ll Need Before Closing Day

We walk our buyers through a pre-closing checklist to avoid last-minute scrambles:

Schedule a final walk-through to confirm the property is in agreed-upon condition
Arrange utilities transfer for water, gas, and electricity
Secure home insurance and send proof to your lawyer
Obtain a bank draft or arrange a wire transfer for your remaining down payment and closing costs

We also remind clients to keep ID handy and accessible, as lawyers will require two valid forms.

On Closing Day: How We Guide You

On the big day, your lawyer receives the funds from your lender and coordinates title transfer with the seller’s lawyer. Once that’s done, title is officially registered in your name.

Behind the scenes, we’re checking in with your lawyer and mortgage broker throughout the day to confirm:

Money is transferred and received
Title is registered with no red flags
Keys are released for pickup (usually via lockbox or lawyer’s office)

If something goes sideways—delays, missing documents, wire issues—we’re the ones making the calls and pushing things forward.

Post-Closing Support: What Happens After You Get the Keys

After closing, we don’t disappear. Our post-closing support includes:

Key pickup help (especially for out-of-town buyers)
Advice on movers and elevator booking if it’s a condo
Homeownership checklist: Test appliances, check mail delivery, register warranties
30-day check-in: If questions come up, we’re still in your corner

Why Our Process Makes a Difference

When buyers tell us closing day was “shockingly smooth,” we take it as the highest compliment. That’s the result of constant coordination, thoughtful reminders, and knowing who to call when things get bumpy.

Whether it’s your first home or your fifth, our team is committed to making sure you walk into your new place feeling confident—and not carrying chaos.

Buying a home in Toronto is complex. We just make it feel simple.

Jun 17

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Toronto Real Estate Offer Strategy: How Our Buyers Stay One Step Ahead

By Joey Virgilio Advice For Buyers

Why Preparation Wins in Toronto Real Estate

In Toronto’s ever-evolving market, winning an offer isn’t always about throwing down the biggest number. It’s about knowing the playing field — and showing up ready. That’s where we come in. From the first discovery call to offer night, we prep our buyers to write strong, thoughtful offers that give them the edge — whether the home’s been on the market five days or five months.

Getting the Numbers Right: Price Strategy

Coming up with the right offer price is both an art and a science. We help our buyers:

Analyze comparable sales (not just list prices)
Understand the seller’s motivation (vacant, tenanted, power of sale, etc.)
Distinguish between market value and emotional value

Sometimes, winning means going over asking. Other times, it means standing firm with confidence. Like that time our client landed a downtown condo under asking — because we knew it was overpriced and sat on the market too long. Right data, right result.

The Deposit: Show You’re Serious

A solid deposit sends a message: you’re committed. In Toronto, that usually means 5% of the purchase price, delivered within 24 hours of acceptance (or with the offer, in competitive cases).

We advise our buyers to:

Have certified funds or a bank draft ready
Know the seller’s expectations in advance
Be prepared to act fast — speed matters

Planning to offer on a weekend? Line up the deposit before Friday.

Learn More: Mortgage Prep 101

Conditions That Protect You

Conditions aren’t just fine print — they’re your safety net. We help tailor each offer to balance protection and appeal. Here are some we commonly include:

Financing condition (usually 3–5 business days)
Home inspection clause (especially in older homes. 3-5 business days) Also, check out our article on: 5 Smart Inspection Checkpoints Every Toronto Homebuyer Should Spot
Status certificate review for condos (2 days for lawyer to review)

Closing Dates That Work for Everyone

What’s the right closing date? The one that works for both sides.

We coordinate:

Your ideal move-in timeline
The seller’s needs (e.g., buying another property)
Any bridge financing or sale of your current home

A little flexibility can go a long way — especially if you’re up against another offer with rigid terms.

Smart Clauses You’ll Want in Your Offer

Beyond price and conditions, we use protective clauses to avoid post-sale surprises. Examples include:

Inclusions and exclusions (e.g., washer/dryer stays; chandelier goes)
“As-is” clauses for older appliances
Vacant possession language when a property is tenanted
Representations and warranties on key features (roof, HVAC, etc.)

These clauses protect your future and keep everyone honest.

Final Prep: What to Have Ready Before Offer Night

Before we even draft your offer, we make sure you’ve got:

Pre-approval letter from your lender
Deposit funds in-hand (or in reach)
ID and legal contacts sorted
A clear sense of your maximum budget and emotional walkaway point

We prep not just the paperwork — but the mindset. Because sometimes, walking away is the power move.

Let’s Make Your Offer Stand Out

Every offer we write is customized to the property, the seller, and most importantly — you. Whether it’s your first home or your forever one, we’re here to make sure your offer is the one that gets the yes.

Thinking of buying? Let’s talk strategy — and make sure you’re ready when the right home hits the market.

Jun 16

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No Time Wasters: Touring Toronto Real Estate the Smart Way

By Joey Virgilio Advice For Buyers

We Don’t Just Book Showings—We Curate Them

Every showing should bring you closer to the right home—not just burn another hour in traffic. That’s why our approach to touring is strategic from the jump. We don’t line up a dozen random listings just to fill a Saturday. Instead, we work backwards from your wishlist, your must-haves, and your budget to ensure each home we view is worth your time.

We also make sure the properties we tour are financially realistic. That means no homes $100K over budget “just to compare.” If it doesn’t make sense on paper, it won’t be on the schedule. Our buyers appreciate that we protect their energy and momentum. Especially in fast-moving markets, clarity is everything.

Curious how we tailor the whole experience? Here’s how we help you Buy Better.

Matching Listings to More Than Just a Price Point

Price is only part of the puzzle. We look beyond the numbers to find homes that match your lifestyle, needs, and future plans. That might mean:

A walkable neighbourhood near your office or daycare
Extra space for a growing family or home office
A building with solid financials and a healthy reserve fund

We combine your personal criteria with on-the-ground data to narrow down the best matches. That includes:

Reviewing neighbourhood sales activity
Flagging listings with strong potential or red flags
Applying insider insight from past showings, inspections, and renovations we’ve seen

Sometimes a property looks great online but tells a different story in person. Our job is to filter out the noise and surface the listings that check the right boxes. Think of us as your real estate matchmakers—we’re not swiping on just anything.

On Tour: What Our Showings Actually Look Like

Whether we’re walking through a detached home, a stacked town, or a downtown loft, our goal is the same: to get a clear, realistic sense of the property’s strengths and any possible dealbreakers. Touring condos comes with its own checklist—we look closely at the building’s condition, the amenities, hallway and elevator wear, and even the friendliness of front desk staff. We also review maintenance fees and ask key questions about what’s included.

When you tour with us, it’s not a passive walk-through. It’s a working session. We’ll be pointing out things like:

Sloping floors or wall cracks (signs of structural issues)
Electrical or plumbing inconsistencies
Whether renovations were likely done without permits
What to expect in terms of potential costs or maintenance

We aim to balance honest feedback with opportunity spotting. For example, we once toured a home where a wall had clearly been removed, but there were no permits filed with the city. That detail saved our client from a risky purchase—and that’s exactly the kind of diligence we bring to every tour.

On the flip side, we’ve also walked into overlooked listings that turned out to be diamonds in the rough. A place with dated finishes but good bones, or a listing that sat too long on the market due to poor staging. We help you see past surface-level distractions to uncover value.

Touring Like a Pro—How to Prepare

Touring multiple homes in a day? It can feel like a marathon. Here are some smart tips to make the process smoother:

Wear easy-off shoes (you’ll be taking them off a lot!)
Pack a light snack and water—especially on multi-stop tours
Bring your phone for notes and photos
Dress in layers—Toronto weather can flip fast, and so can indoor temps
Charge your phone beforehand—you’ll want a full battery for maps, notes, and photos

Let’s Make the Most of Your Time

Our goal? To make every showing count. Touring with us means getting expert insights, clear feedback, and the confidence to know whether a home is right—or not worth the second look. We want you to walk away from a day of showings feeling informed and empowered, not overwhelmed.

We treat your time like it’s our own, and we bring the same energy whether you’re seeing your first place or your forever home.

Ready to tour smarter? Sign up for market updates or send us a note below to start the process!

Jun 15

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Aerial view of Seattle neighborhood, Washington, United States

Where Should You Live in Toronto? Our Neighbourhood Matching Process Explained

By Joey Virgilio Advice For Buyers

Choosing a neighbourhood is more important than choosing a house.

Sounds bold, but we mean it. You can renovate a kitchen—changing your neighbours, commute, or school zone? Not so easy.

That’s why our approach to neighbourhood matchmaking is part art, part algorithm, and entirely personal. Here’s how we help Toronto buyers zero in on a community that fits like a glove.

Step 1: Discover Your Lifestyle Profile

Toronto isn’t a one-size-fits-all city. It’s a mosaic of micro‑neighbourhoods, each with its own rhythm. So we start with the big question:

Who are you—and what kind of daily life do you want?

Some common profiles:

Family-focused: You’re after schools, playgrounds, and quiet streets. Think Leaside, The Beaches, or Leslieville.
Urban professionals: You want transit, restaurants, and culture at your doorstep. King West, Liberty Village, or the Annex might be your match.
Creative & social: You crave character homes, indie coffee, and a local art scene. Hello, Cabbagetown, Ossington, or Roncesvalles.

We talk about lifestyle first so that budget and bedrooms don’t blindside what really matters: how you want to live.

Step 2: Set Your Priorities (And Rank Them!)

Everyone says “location matters,” but what in the location actually matters to you?

We guide you through a priority ladder:

Transit & commute: Do you need a short subway ride to work—or will you be working from home with the occasional GO train?
Schools & parks: If you have kids (or plan to), we’ll walk you through top-performing school zones and family-friendly pockets.
Culture & community: Love farmer’s markets? Prefer quiet, tree-lined streets? Crave restaurant row? We take it all into account.

No one neighbourhood wins on everything. But by identifying your top 2–3 must-haves, we can narrow the field.

Step 3: Match Housing Type to Budget

Let’s talk real estate realities. Toronto’s housing inventory is diverse—but so are the price tags.

Condos & Lofts: Most common in Liberty Village, Downtown Core, or along the waterfront.
Semis & Townhomes: You’ll find these sprinkled through Leslieville, Dufferin Grove, and Danforth East.
Detached & Luxury: If character homes or top-tier finishes are on your list, think Forest Hill, The Annex, or Rosedale.

Real Life Situation: A first-time buyer looking for a modern 1-bed near nightlife might land in Liberty Village. A growing family? They may stretch to East York or Davisville for more space and schools.

Step 4: Future-Proof Your Move

Real estate isn’t just about today. It’s also about where a neighbourhood is heading. We help you evaluate:

Upcoming infrastructure: Like the Ontario Line or new transit hubs.
Local development plans: Is that quiet street about to get a new condo tower?
Resale & rental outlook: Are you planting roots—or thinking investment?

By factoring in long-term trajectory, we match you with neighbourhoods that make sense today and tomorrow.

Real Clients, Real Matches

Here’s how it plays out in real life:

Alex & Priya were busy professionals who wanted walkability, nightlife, and a short commute. We placed them in a 1+den in Liberty Village—close to restaurants, the GO station, and their spin studio.
The Bains family had a toddler and another on the way. School rankings and parks were non-negotiable. After a few tours, Leaside won out for its kid-friendly vibe, top public schools, and backyard potential.
Margaret, an empty-nester downsizing from North York, wanted charm, character, and a strong sense of community. She’s now happily settled in a Victorian in Cabbagetown, within walking distance of Riverdale Farm.

How Our Matchmaking Works

Here’s our typical process:

Discovery Call – You tell us your lifestyle, goals, and wishlist.
Neighbourhood Shortlist – We build a curated list based on our deep Toronto knowledge.
Tour Time – We show you homes and hoods side-by-side.
Refine & Decide – We adjust based on what feels right in person.

It’s not just about real estate. It’s about real life.

Let’s Find Your Fit

The right home starts with the right neighbourhood. We’ll help you explore, compare, and commit with confidence.

Your next chapter starts with a map—and we know it by heart.

Leave us a message below to get started

Jun 14

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Planning to Buy in Toronto? Here’s How to Prepare for a Mortgage

By Joey Virgilio Advice For Buyers

Getting a mortgage might not be the most exciting part of buying a home in Toronto—but it is one of the most important. A solid mortgage plan gives you clarity, confidence, and a serious leg up when it’s time to make an offer.

At Toronto Livings, we make sure our buyers don’t go in blind. That means connecting you early with trusted mortgage professionals, mapping out a realistic budget, locking in your pre-approval, and exploring all financing options that might be available to you. Here’s how the process works, and how we help every step of the way.

Why Mortgage Prep Comes Before the House Hunt

In Toronto’s competitive market, sellers want to know you’re serious—and that starts with having a pre-approval in hand. Beyond that, knowing what you can really afford (versus what a lender might approve you for) protects you from overextending and sets you up for long-term success.

It also helps narrow your home search from the start. With a clear understanding of your budget, you can focus your energy on properties that are actually within reach—saving time, emotional energy, and potential disappointment.

A calculator and several colored houses. The concept of buying a home on credit or a mortgage

Step 1 – Get Connected with a Mortgage Pro

What We Do for Our Clients

We work with a network of experienced mortgage brokers and bank reps who know the ins and outs of the Toronto market. Once we understand your goals, we’ll refer you to a pro who can walk you through options tailored to your financial picture.

Our job doesn’t end at the introduction. We stay in touch with both you and your mortgage advisor throughout the process to make sure everything stays aligned with your purchase timeline.

Mortgage Broker vs. Bank: What’s the Difference?

Mortgage brokers shop your application across multiple lenders, including banks, credit unions, and private lenders. That often means better flexibility or terms. Bank mortgage specialists, on the other hand, work with a single institution—which can be convenient if you already bank there. We’ll help you weigh which is the better fit.

Sometimes, our buyers will get pre-approvals from both—just to compare their options and feel confident in their decision.

Step 2 – Know Your Real Budget

Affordability Isn’t Just the Pre-Approval Number

Just because you’re approved for $850,000 doesn’t mean you should spend it. Lenders use ratios like GDS (Gross Debt Service) and TDS (Total Debt Service) to set thresholds, but lifestyle factors matter too. If you’re juggling daycare, car payments, or freelance income, your “real” comfort zone might look different.

Want to run the numbers? This affordability calculator is a great starting point.

We always ask our buyers: What monthly payment feels comfortable? Then we reverse-engineer your price range based on that number—not just the maximum approval.

Factor in Closing Costs and Hidden Expenses

Don’t forget the one-time costs: Toronto’s double land transfer tax, legal fees, title insurance, home inspection, moving expenses… it adds up quickly. We’ll help you estimate these ahead of time so you’re not caught off guard.

Depending on your situation, you might also want to budget for:

CMHC insurance premiums (if putting down less than 20%)
Condo reserve contributions
Immediate renos or furniture purchases

Having a cushion for these extras can make your first year of homeownership far less stressful.

Step 3 – Lock In Your Pre-Approval

What You’ll Need to Provide

Getting pre-approved usually takes a few days, provided you have your docs ready. Here’s a checklist of what most mortgage brokers or lenders will ask for:

Identification

Government-issued photo ID (driver’s license, passport, etc.)

Proof of Income

Recent pay stubs (usually the last two)
A current employment letter stating salary, role, and duration of employment
If self-employed: last 2 years of Notices of Assessment, T1 Generals, and business financials

Proof of Down Payment

Bank statements showing savings
Gift letter if funds are coming from a family member
Investment or RRSP account statements if applicable

Credit Information

Authorization for the lender to pull your credit score
Details of any outstanding loans, credit cards, or lines of credit

Monthly Obligations

Documentation for car loans, student loans, or other recurring debts
Child support or alimony obligations (if applicable)

Gathering these in advance makes your mortgage application smoother—and shows sellers you’re serious.

What a Pre-Approval Actually Means

A pre-approval confirms how much you’re eligible to borrow and can lock in an interest rate for 90–120 days. It isn’t a final approval—but it shows sellers you’re ready to go. And that can make the difference in a multiple-offer situation.

It’s also an excellent gut-check. If the numbers feel tight, we can step back and revisit your strategy before you fall in love with a property that pushes your limits.

Step 4 – Explore Your Financing Options

Insured vs. Uninsured Mortgages

If your down payment is under 20%, your mortgage will need to be insured (usually through CMHC), which adds a premium but allows for lower upfront costs. If you have 20% or more, you avoid the insurance fee—and often get access to better terms.

Each path has pros and cons. We’ll walk you through both so you can decide what works best for your long-term plans.

First-Time Buyer Incentives

If you’re a first-time buyer, don’t overlook programs like the RRSP Home Buyers’ Plan or the First-Time Home Buyer Incentive. These can help stretch your budget, but they come with fine print—we’ll help you understand it.

We’ll also flag less-talked-about programs like land transfer tax rebates and municipal grants when they apply.

What If You’re Buying Before Selling?

If you’re purchasing a new home before your current one sells, you may need bridge financing or a home equity line of credit (HELOC) to make the gap work. We’ll help coordinate with your mortgage pro to keep everything aligned.

Timing matters here—and we’ll build a game plan so you don’t end up juggling two mortgages longer than needed.

How We Make This Easy

We Do the Legwork

From intro calls to follow-ups, we keep you on track and informed. Our goal is to make mortgage prep feel less like a chore and more like a strategic move—because that’s exactly what it is.

We also translate the mortgage lingo, break down the numbers, and advocate for you every step of the way.

Real Buyer Story

Mark once worked with a couple looking in midtown. By connecting them with a mortgage broker early, they discovered a lender willing to count variable freelance income. That pre-approval let us move fast on a listing they loved—and they landed it without overbidding.

They later told us that without that early prep, they probably would’ve hesitated and missed out.

Ready to Get Started?

Mortgage prep isn’t just a checkbox—it’s your foundation. If you’re thinking of buying, let’s talk strategy. We’ll connect you with trusted pros, map out your next steps, and get you ready to buy better. Send us a message below!