Two-storey condo townhouse with a walk-out basement apartment in North Richvale. Researched 2026-11-13 from listing, sale-history, condo-listing and conservation-authority sources; no inspection, survey, status certificate or expert source.
Bottom line
Worth viewing only if a condo townhouse fits the search: the $1,068,000 ask is $57,900 above HouseSigma's estimate and has drawn no buyer in 98 days over two listings, after a $20,000 cut. Its $883 monthly fee is well above the $559–$601 of two other large units for sale in the same complex, and no source explains the gap or gives a recent sold price in the complex.
Recommendation
Suggestion: view it only if a condo townhouse with a monthly fee fits, and get the complex's recent sold prices before judging the ask. This assumes the search is open to condo townhouses. Your goals may change this.
Fee: ask why this unit pays $883 a month when units 11 and 164 list at $559 and $601, and what it covers beyond common areas, insurance, water and parking.
Status certificate: make any offer conditional on reviewing it: reserve fund, special assessments, pending lawsuits and fee increases for YRCC 880.
Price: ask your agent for the 2026 sold prices of units 5 and 84 in this complex; HouseSigma's sold comparables are smaller townhouses.
Basement apartment: ask whether it is a registered second unit; the listing calls it an apartment with a separate entrance.
Rentals: the furnace and the water heater are both rented; ask the provider, monthly fees and buyout cost.
Parking: HouseSigma says 2 spaces; the description says three; confirm which are owned or exclusive-use.
Ravine edge: TRCA's regulated area starts about 4 m from the complex's address point; ask where unit 70 sits relative to the slope and the backyard.
House
MLS#
N13857532
Asking price
$1,068,000
Beds
4+1
Baths
4 (1 partial)
Sqft
2,250–2,499 above grade; the description claims over 3,500 including the basement
Dissent: Realtor.ca lists common area maintenance, insurance, water and parking; HouseSigma lists water and building insurance; condos.ca lists parking and water. Realtor.ca's fuller list fits; the status certificate settles it.
Parking
Consensus: One built-in garage space.
Dissent: HouseSigma and condos.ca give 2 spaces in total; the listing description says three. The description may count visitor or driveway space.
Nearby sales
59-11 Plaisance RoadSold $730,000
Type: Condo townhouse, 1,400–1,599 sqft
Beds: Unknown
Baths: Unknown
Lot: None
Asked: Unknown
Date: Unknown
3-11 Plaisance RoadSold $750,000
Type: Condo townhouse, 1,200–1,399 sqft
Beds: Unknown
Baths: Unknown
Lot: None
Asked: Unknown
Date: Unknown
37-11 Plaisance RoadSold $650,000
Type: Condo townhouse, 1,200–1,399 sqft
Beds: Unknown
Baths: Unknown
Lot: None
Asked: Unknown
Date: Unknown
9-260 Avenue RoadSold $720,000
Type: Condo townhouse, 1,400–1,599 sqft
Beds: Unknown
Baths: Unknown
Lot: None
Asked: Unknown
Date: Unknown
From HouseSigma's Sold Comparables for this listing, read signed in on Nov 13, 2026; dates and room counts weren't read. All four are North Richvale condo townhouses of 1,200–1,599 sqft, far smaller than this unit, so they set a floor, not a value. In this complex, units 5 (Apr 2026, asked $899,000, 1,600–1,799 sqft) and 84 (Jun 2026, asked $799,900, 1,800–1,999 sqft) sold per Zolo search results, but their sold prices weren't found.
Copies of the board listing; seller-supplied facts
Data
Condo townhouse, 2-storey; 4+1 beds; 4 baths: two 4-pc upstairs, a 4-pc in the basement, a 2-pc on the ground floor 2,250–2,499 sqft; description claims over 3,500 sq ft of living space Finished walk-out basement apartment with separate entrance Forced-air gas heat; central air; fireplace Rental equipment: water heater, furnace Pets allowed with restrictions Cross street: Yonge, Major Mackenzie and Harding The seller offers to repaint the basement and remove furnishings at the buyer's request
York Region Condominium Corporation 880 Property manager: ICC Property Management, per Zolo's unit 84 page Exposure: southwest Units for sale in the complex: unit 11 at $975,000 (3+1 beds, 2,000–2,249 sqft, $559 fee); unit 164 at $1,029,000 (3 beds, 1,600–1,799 sqft, $601 fee)
Verified
condos.ca page fetched; the unit 11 and 164 figures and the property manager come from search-result summaries, not opened pages. Reserve fund and corporation finances not checked.
Oct 2, 2026: listed at $1,068,000 (N13857532); no price change Aug 4 – Sep 29, 2026: $1,088,000 (N13635702), terminated May 2015: sold for $570,000 (N3156942), after a $638,800 ask was terminated Oct 2009: sold for $416,500 (N1710709), after $449,800 asks were terminated
Verified
Read signed in; older history behind "Show More" not expanded
TRCA open data; river flooding only, not basement or sewer-backup risk
Data
Regulatory floodplain: outside; nearest about 169 m, engineered, Don River watershed Regulated area: outside; nearest edge about 4 m, covering crest of slope, engineered flood hazard, meander belt and wetland
Verified
Calculated from OpenStreetMap's single point for 190 Harding Boulevard West (43.86755, -79.44528), not unit 70; the complex spans a larger area, so some units may sit inside the regulated area. Not a written TRCA determination.
What didn't work
Sold prices in the complex: units 5 and 84 sold in 2026, but no page read gave their prices.
Build year: no source states it; the YRCC 880 registration date wasn't found.
Sold comparables: dates and room counts weren't read.
Not researched: schools, transit, noise, former landfill, crime, planned development, Richmond Hill sewer data, condo reserve fund.