MLS® listing
88 Sheppard Avenue E 409: condo for sale
$427,000
From the listing brokerage
Prime location at centre of North York, Luxury , convenient Minto 88. Bachelor unit with 200 sqft Terrance / western exposure. Open concept layout. Amaingamenities including large gym, BBQ area, Outdoor patio Yoga Studio. Walking distance to Sheppard suwaystationmalls, grocery, restaurant, civic centre, minutes to 404, 401.
Facts on the listing
| Square feet | 0-499 |
|---|---|
| Age of building | 0-5 |
| Style | Bachelor/Studio |
| Parking spaces | 0 |
| Garage | None |
| Heating | Forced Air |
| Cooling | Central Air |
| Kitchens | 1 |
| Maintenance fee | $308 |
| Property tax | $1,998 |
| Tax year | 2026 |
| Locker | Owned |
| Pets | Yes-with Restrictions |
| Exposure | West |
| Fee includes | Cable TV Included, Heat Included, CAC Included, Building Insurance Included |
| Building amenities | Gym, Guest Suites, Concierge, BBQs Allowed, Party Room/Meeting Room |
| Balcony | Terrace |
| Laundry | Ensuite |
| Parking | Other |
| Interior features | Carpet Free |
| View | Clear |
| Floor | 4 |
Listing courtesy of RIGHT AT HOME REALTY. MLS® C13856144.
More about 88 Sheppard Avenue E: every unit for sale in the building, fees and amenities
About this condo apartment
88 Sheppard Avenue E 409 is a 0 bedroom condo apartment in TRREB's Willowdale East community in North York, listed for sale at $427,000. The listing shows 1 bathroom and 0-499 square feet. The unit faces west. It comes with a locker (owned) according to the listing. The nearest main intersection given is Yonge/Sheppard. The building's age is listed as 0-5 years.
These details come from the listing brokerage through TRREB's MLS® System. Room sizes, parking and locker ownership and what the fee covers should all be checked against the status certificate before an offer is firm.
Building amenities on the listing: gym, guest suites, concierge, barbecues allowed and party and meeting room.
What it costs to buy 88 Sheppard Avenue E 409
At the asking price of $427,000, a buyer in the City of Toronto pays two land transfer taxes on closing. North York is inside the City, so both apply.
| Asking price | $427,000 |
|---|---|
| Ontario land transfer tax | $5,015 |
| Toronto municipal land transfer tax | $5,015 |
| Both taxes | $10,030 |
| First-time buyer relief, if you qualify | up to $8,475 |
| Minimum down payment | $21,350 |
The down payment figure is the federal minimum: 5 percent of the price. A lender can ask for more. These figures use the asking price, so they change if you pay more or less. Legal fees, title insurance and adjustments are extra: ask your lawyer for a written quote. You can change the price in our land transfer tax calculator and our mortgage calculator.
What it costs to own each month
| Maintenance fee | $308 a month |
|---|---|
| Property tax (2026) | $1,998 a year, about $167 a month |
| Fee and tax together | about $475 a month |
The listing says the maintenance fee includes cable TV, heat, central air conditioning and building insurance. That is before a mortgage payment, home insurance and any utilities the fee does not cover. Maintenance fees are set each year in the condo corporation's budget and can go up. The status certificate shows the current fee, the budget behind it and the reserve fund.
How the asking price compares
TRREB recorded 174 condo apartment sales in district Toronto C14 in Q2 2026, at a median of $570,000 and an average of $597,444. This unit is listed at $427,000, which is $143,000 below that median. In August 2026 the district had 52 condo apartment sales at a median of $532,500.
A district median covers every size and age of unit, so it is a reference point and not a valuation of this home. Size, floor, parking, condition and the building's finances all move the price. Our North York condo prices page has the figures for every district.
What to check before you make an offer
- Order the status certificate. A condo corporation must provide it within 10 days of a request and can charge up to $100. It shows the fee for this unit, any arrears, the budget, the reserve fund balance and any special assessment or lawsuit the corporation knows about.
- Have a lawyer read it. The certificate comes with the declaration, by-laws and rules. Ask what they say about pets, renting the unit and renovations. The listing gives pets as "Yes-with Restrictions".
- Confirm the parking and locker. The listing shows a locker. Ask whether each is owned, exclusive use or rented, and get the unit numbers.
- Check the reserve fund study. Ask when the last study was done and whether it calls for higher contributions.
- Get your financing in writing. A lender looks at the fee and the property tax as well as the price.
- See it in person. photos do not show noise, light at different hours or the state of the hallways and elevators.
Our guide to buying a condo in North York walks through each step.
About Yonge and Sheppard
Line 1 and Line 4 meet at Sheppard-Yonge station. In the second quarter of 2026 TRREB recorded 153 condo apartment sales in Willowdale East and 26 in Lansing-Westgate, the two communities we cover here.
Transit: Sheppard-Yonge station, the interchange between Line 1 Yonge-University and Line 4 Sheppard, at 20 Sheppard Avenue West
| TRREB figure | Median | Sales and average |
|---|---|---|
| Condo apartments, Toronto C14 (includes Willowdale East), Q2 2026 | $570,000 | 174 sales, average $597,444 |
| Condo apartments, Toronto C07 (includes Lansing-Westgate), Q2 2026 | $580,000 | 101 sales, average $619,683 |
| All home types, Willowdale East, Q2 2026 | $630,000 | 214 sales, average $953,036. 153 were condo apartments and 22 were condo townhouses |
| All home types, Lansing-Westgate, Q2 2026 | $1,100,000 | 51 sales, average $1,295,765. 26 were condo apartments |
Questions about Yonge and Sheppard
How much does a condo cost at Yonge and Sheppard?
TRREB reports condo-only prices by district. In the second quarter of 2026 the median condo apartment price was $570,000 in Toronto C14, which includes Willowdale East, across 174 sales. It was $580,000 in Toronto C07, which includes Lansing-Westgate, across 101 sales.
Which TRREB communities cover Yonge and Sheppard?
We use Willowdale East in district Toronto C14 and Lansing-Westgate in district Toronto C07. TRREB publishes no figure for Yonge and Sheppard itself and no total for North York.
Which subway lines stop at Yonge and Sheppard?
Sheppard-Yonge station at 20 Sheppard Avenue West is the interchange between Line 1 Yonge-University and Line 4 Sheppard. Line 4 runs along Sheppard Avenue East to Don Mills station.
Is Yonge and Sheppard mostly condos?
Not everywhere. It depends on the neighbourhood. In the 2021 Census 6,330 of 6,995 occupied dwellings in the City's Avondale neighbourhood were condominiums, which is 90%. In Lansing-Westgate 2,545 of 6,555 were condominiums, which is 39%.
Is the Sheppard subway being extended?
Metrolinx says it is studying options to extend rapid transit along Sheppard Avenue both east and west. The project is at the Initial Business Case stage. Metrolinx gives no route decision, funding statement, construction date or opening date.
What taxes does a condo buyer pay on closing here?
Yonge and Sheppard is inside the City of Toronto, so you pay both the Ontario land transfer tax and the Toronto municipal land transfer tax. Qualifying first-time buyers can receive an Ontario refund of up to $4,000 and a Toronto rebate of up to $4,475. Confirm your own figures with your lawyer.
Can I cancel a pre-construction condo purchase?
The Condominium Authority of Ontario says buyers of a pre-construction condo from a developer have a 10-day cooling off period in which they may rescind the agreement. Nothing on that page extends the right to resale condo purchases. Ask your lawyer how the dates apply to your agreement.
Read the Yonge and Sheppard condo guide · All Yonge and Sheppard condos for sale
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Questions about 88 Sheppard Avenue E 409
How much is land transfer tax on 88 Sheppard Avenue E 409?
At the asking price of $427,000 the Ontario tax is $5,015 and the Toronto tax is $5,015, $10,030 in total. A first-time buyer who qualifies can get up to $8,475 back. Confirm the final figures with your lawyer.
What is the minimum down payment for 88 Sheppard Avenue E 409?
$21,350 at the asking price of $427,000, under the federal minimum down payment rules. A lender may require more.
What is the maintenance fee at 88 Sheppard Avenue E 409?
The listing shows $308 a month, including cable TV, heat, central air conditioning and building insurance. Check the current fee in the status certificate.
How much is the property tax on 88 Sheppard Avenue E 409?
The listing shows $1,998 a year for 2026, about $167 a month.
Is 88 Sheppard Avenue E 409 priced above or below the area median?
It is listed at $427,000. The Q2 2026 median for condo apartments in TRREB district Toronto C14 was $570,000 across 174 sales, so the asking price is $143,000 lower. The median covers all unit sizes.
How do I book a showing for 88 Sheppard Avenue E 409?
Use the button on this page or call us. Quote MLS® C13856144. We will confirm the listing is still available and arrange a time with the listing brokerage.
Is 88 Sheppard Avenue E 409 still for sale?
This page is refreshed from TRREB's MLS® System through the day. If the listing sells or is withdrawn the page says so. Contact us to confirm before you make plans.
The listing data is provided under copyright by the Toronto Regional Real Estate Board (TRREB). The information provided herein must only be used by consumers that have a bona fide interest in the purchase, sale or lease of real estate and may not be used for any commercial purpose or any other purpose. The data is deemed reliable but is not guaranteed accurate by TRREB or PropTx. Each listing shows the brokerage that listed it. Listings are updated every few minutes.
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