Upper Beaches Property Management

The Upper Beaches sits in Toronto’s east end, bounded roughly by Kingston Road and Queen Street East to the south, Gerrard Street and the Danforth to the north, Coxwell Avenue to the west, and Victoria Park Avenue to the east. The neighbourhood contains a mix of early-to-mid-twentieth-century single-family homes, low-rise apartment buildings, and a small but growing number of boutique condominiums along the Kingston Road corridor. Successful Upper Beaches property management needs to take all that into consideration when working on rental and management on behalf of investors.

The neighbourhood falls under TRREB district E02 (Toronto E02) in the Toronto Regional Real Estate Board’s MLS system. Buttonwood Property Management, a Toronto property management company, has managed investment properties in the Upper Beaches since 2011. Every tenancy we manage in the neighbourhood is subject to:

• Ontario Residential Tenancies Act

• Real Estate Council of Ontario (RECO)

• Ontario Human Rights Tribunal

• Ontario Building Code

• Ontario Fire Code

• Vacant Home Tax (City of Toronto)

• CRA’s Non-resident Tax Withholding on Rental Income (NR4/NR6)

History of the Upper Beaches

The western portion of what is now the Upper Beaches was originally a village called Norway, established in the 1840s around a toll station, sawmill, and post office. The Norway House Hotel on Kingston Road was a popular stagecoach stop, and by 1850 the village population had reached approximately 100. The broader area was part of the Town of East Toronto, incorporated in 1903 and annexed by the City of Toronto in 1908.

In 1876, the Toronto Golf Club, the third oldest golf club in Canada, established operations between Woodbine Avenue and Coxwell Avenue. The club hosted the Canadian Open twice, in 1905 and 1909, before relocating. Developers subsequently marketed the residential lots as Kelvin Park, advertising the Toronto Civic Railways streetcar line, lake views, and scenic ravines.

Housing in the Upper Beaches was built primarily in the early-to-mid twentieth century, and the area retains a predominantly low-rise residential character of single-family and semi-detached homes. The name “Upper Beaches” emerged in the early 2000s to distinguish the residential streets north of Kingston Road from The Beaches proper along the waterfront. Boutique condo development along Kingston Road has added a small but growing inventory of mid-rise buildings to the neighbourhood.

Residential Buildings in the Upper Beaches

The Upper Beaches’ residential inventory is defined by low-rise construction and boutique buildings rather than the tower-dominated stock of downtown Toronto.

• Upper Beach Club Condos (1400 Kingston Road). A 7-storey building containing 42 condo units, developed by Laurier Homes. Completed in 2021 with a rooftop deck, gym, and party room. Suites range from 382 to 1,850 square feet.

• The Southwood Condos (630 Kingston Road). A 6-storey mid-rise containing 107 condo units, developed by Streetcar Developments. Completed in 2018 in the East End-Danforth/Upper Beaches area.

• The Glen Condos (580 Kingston Road). A 6-storey building containing 47 condo units including 5 street-level townhouses, developed by Edzar Group. Completed in 2016, designed by Garofalo Architects, near Main Street TTC station. Suites range from 720 to 1,262 square feet.

• Beach Hill Residences (763 Woodbine Avenue). A 7-storey building containing 64 condo units, developed by Carlyle Communities. Completed in 2016.

• Upper Beaches Lofts (214 Main Street). A 2-storey building containing 16 loft conversions from a former fish market and banquet hall. Completed in 2006 with authentic loft character and suites ranging from 767 to 1,295 square feet.

Buildings Under Construction

New development in the Upper Beaches is limited, consistent with the neighbourhood’s low-rise residential character.

• 558 Kingston Road (558 Kingston Road, Toronto, ON M4E 1P9). An 8-storey, 33-unit building by ARD Development, designed by Icon Architects. Pre-construction.

The Upper Beaches’ constrained development pipeline means new rental inventory enters the market slowly. For landlords acquiring pre-construction units as investments, the management partner they select before occupancy will shape the first year of tenancy.

Market Prices: Renting and Buying in the Upper Beaches

What does it cost to rent or own in the Upper Beaches? MLS activity tracked through TRREB district E02 provides a clear picture for investors evaluating yield against acquisition cost.

Rental prices. The average monthly rent for a condo unit in the Upper Beaches ranges from $1,800 to $2,240 for a one-bedroom and approximately $2,600 for a two-bedroom. Rents have softened approximately 8% year over year, consistent with the broader Toronto market. The neighbourhood’s proximity to the waterfront, subway access via Coxwell and Woodbine stations, and family-friendly character sustain consistent demand.

Sale prices. The average condo listing price in the Upper Beaches sits at approximately $917,000 in early 2026, with an average price per square foot around $960. That is well above the Toronto-wide condo average of approximately $627,000, reflecting the E02 district’s desirability and the scarcity of condo inventory in a predominantly low-rise neighbourhood. For investors, the limited new supply pipeline in the Upper Beaches means less competition from new construction, which helps sustain both rental demand and resale value.

Current Listings Managed by Buttonwood

Buttonwood manages rental properties across the Upper Beaches’ residential buildings, from boutique condos at Upper Beach Club to loft conversions at 214 Main Street. Current availability changes throughout the year; visit the Buttonwood listings page for up-to-date inventory.

How Tenants Commute from the Upper Beaches

Walk Score data rates the Upper Beaches at 97 out of 100 for walkability (Walker’s Paradise), 80 out of 100 for transit (Excellent Transit), and 80 out of 100 for cycling (Very Bikeable).

Public transit. The Kingston Road streetcar (route 503) runs east-west along Kingston Road through the neighbourhood. The 22 Coxwell bus provides north-south service connecting to Coxwell Station on Line 2 (Bloor-Danforth). Woodbine Station and Main Street Station on Line 2 are also accessible from the neighbourhood. The 92 Woodbine South bus connects Woodbine Station to Woodbine Beach via Woodbine Avenue.

Cycling. Flat terrain and dedicated cycling infrastructure on surrounding roads contribute to the neighbourhood’s strong cycling score.

Driving. The Gardiner Expressway and Lake Shore Boulevard are accessible from the southern edge of the neighbourhood for east-west commuting.

Schools in the Upper Beaches

Families renting in the Upper Beaches have access to TDSB schools within the neighbourhood.

Williamson Road Junior Public School (24 Williamson Road, JK-6) offers French Immersion alongside its regular track.

Kimberley Junior Public School (50 Swanwick Avenue, JK-6) serves the eastern portion of the Upper Beaches.

Malvern Collegiate Institute (55 Malvern Avenue, Grades 9-12) has operated since 1903 and serves approximately 1,140 students from the Upper Beaches, The Beaches, and surrounding areas.

Michael Garron Hospital (Toronto East Health Network, 825 Coxwell Avenue), a full-service community hospital, is located at the northwest corner of the neighbourhood.

How Buttonwood Manages Upper Beaches Properties

Tenant screening is where outcomes are determined. The process Buttonwood uses was developed across thousands of tenancies throughout the GTA since 2011, and the result is six evictions in that entire period for non-payment of rent. These phenomenal results are driven by proprietary tenant screening processes and procedures that Buttonwood perfected over time.

Once a qualified tenant is placed, management covers rent collection, maintenance coordination, lease renewal tracking, and annual rent increase notices issued under the Ontario Residential Tenancies Act. Property owners based outside Canada benefit from our non-resident tax compliance services, including CRA withholding obligations and NR4/NR6 reporting on rental income.

The Upper Beaches’ rental market draws families, professionals, and long-term residents who value the neighbourhood’s residential character and proximity to the waterfront.

Working with Upper Beaches Landlords

Landlords who own a condo unit in the Upper Beaches, whether at Upper Beach Club, a suite at The Glen, or a loft at 214 Main Street, are managing an asset in one of Toronto’s most established east-end residential neighbourhoods. The management partner they choose should reflect that.

Buttonwood delivers a value proposition that is affordable, carries the best reputation within the industry, and applies an uncommon level of expertise and ethical standard that both landlords and tenants deserve. More than 70% of our business comes through referrals.

• #1 Individual Associate – Units KW Canada 2025 – Top 5 Individuals (Keller Williams Portfolio Realty)
• Platinum Award 2024 (iPro Realty Ltd.)
• Platinum Award 2023 (iPro Realty Ltd.)
• Platinum Award 2022 (iPro Realty Ltd.)
• President’s Award 2021 (iPro Realty Ltd.)
• Platinum Award 2020 (iPro Realty Ltd.)
• President’s Award 2019 (iPro Realty Ltd.)
• Executive’s Club Award 2017 (Kingsway Real Estate Brokerage)
• 100 Percent Club Award 2016 (Kingsway Real Estate Brokerage)

Those are not marketing claims; they are measurable results over 14 plus years of rental and management services in The Greater Toronto Area.

A Neighbourhood That Rewards Careful Management

The Kingston Road commercial strip, the proximity to Woodbine Beach and the Boardwalk, the neighbourhood’s tree-lined residential streets, and easy subway access all contribute to the quality-of-life profile that draws stable, long-term renters to the Upper Beaches. The neighbourhood’s appeal is rooted in its residential character and east-end identity, not in speculative growth.

The limited development pipeline means rental inventory is expanding slowly. That scarcity supports both rental rates and occupancy for well-managed properties. Buttonwood has spent 14 years developing the processes that keep vacancy low and tenancy outcomes predictable across the GTA.

Our east-end portfolio extends beyond the Upper Beaches. We manage investment properties in The Beaches to the south, Leslieville to the west, the Danforth to the north, and East York to the northwest.

Contact Buttonwood to discuss management of your Upper Beaches investment property. Whether you own a boutique condo unit or a loft conversion, we can provide a direct assessment of what your property requires.