Market Data as of August 31, 2026
M2 at Metro Place — Rental Market Data
Building Summary & Rental Market Overview
Rental market analytics and building profile as of August 31, 2026.
M2 at Metro Place, a 269-suite residential tower at 1070 Sheppard Ave W in North York's Downsview submarket, was completed in 2011 by Liberty Development Corp. As of August 31, 2026, three units are actively listed for rent, representing a 1.1 percent availability rate. Leasing activity has been modest: one lease closed in the trailing 30 days at an average of $2,200 per month with a 20-day time-to-lease, while six leases signed over the past 90 days averaged $2,417 per month and 24 days on market.
Active asking rents average $2,210 per month across the three available suites, which is below the 90-day realized lease average of $2,417. However, the active asking rate of $4.01 per square foot exceeds the 90-day realized rate of $3.81 per square foot, a function of the current inventory skewing toward compact footprints averaging 567 square feet compared to the 650-square-foot average in historical leases. Against the Downsview submarket asking benchmark of $3.77 per square foot, M2 at Metro Place trades 6.4 percent above the area rate, even though its nominal monthly rent sits roughly $286 below the submarket average asking rent of $2,496.
Marketing friction at M2 at Metro Place is moderate: the 27-day average active days on market sits one day under the 28-day submarket benchmark, while the 20-day 30-day closed-lease DOM is slightly faster than the submarket norm. Across all seven tracked historical leases, tenants secured an average discount of $50 per month, or 2.18 percent below asking, with 57.1 percent of deals closing under the initial list price. Inventory depth is thin: two of the three active listings are 1-Bedroom + Den units at roughly 650 square feet, while a single 1-Bedroom unit at 400 square feet represents the only entry-level option currently on the market.
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Active Rental Inventory & Asking Rates
Current market availability, asking prices, and unit price histories at M2 at Metro Place as of August 31, 2026 (comparing August 2026 vs July 2026).
Active Market Insights & Questions
How has rental availability changed at M2 at Metro Place recently?
M2 at Metro Place has three units actively listed as of August 31, 2026, with asking rents ranging from $1,900 to $2,380 per month, an average of $2,210, and a median of $2,350. The three available suites average 567 square feet at an asking rate of $4.01 per square foot. Inventory leans toward multi-bedroom executive layouts, with 1-Bedroom + Den units comprising two-thirds of active stock, while the single 1-Bedroom listing at 400 square feet is the only compact entry-level option available.
What floor plans and unit layouts are currently available at M2 at Metro Place?
The dominant active layout at M2 at Metro Place is the 1-Bedroom + Den, with two listings representing 66.7 percent of available inventory at an average asking rent of $2,365 per month across 650 square feet and a rate of $3.64 per square foot. The remaining 33.3 percent is a single 1-Bedroom unit listed at $1,900 per month for 400 square feet, equating to $4.75 per square foot. Renter choice is therefore limited to two den-equipped suites or one compact one-bedroom, with no two-bedroom or studio options currently on the market.
What is the average asking rent and $/SF by suite size at M2 at Metro Place?
M2 at Metro Place's active asking rents span from a minimum of $1,900 per month to a peak of $2,380 per month, a dollar spread of $480 and a percentage spread of 25.3 percent. The median asking rent sits at $2,350 per month. The entry-level suite is a 1-Bedroom at 400 square feet priced at $4.75 per square foot, while the peak listing is a 1-Bedroom + Den at 650 square feet carrying a rate of $3.66 per square foot.
How much extra do parking spaces and dens cost at M2 at Metro Place?
At M2 at Metro Place, the active den premium is quantified at $465 per month for an additional 250 square feet of den space, translating to a marginal cost of $1.86 per square foot for the extra area. Active parking stall premiums cannot be reliably isolated from the current dataset due to insufficient paired samples, so no verified monthly parking add-on can be quoted for the three available units.
How do asking rents at M2 at Metro Place compare to local and municipal benchmarks?
M2 at Metro Place's active average asking rent of $2,210 per month sits $286 below the Downsview submarket average asking rent of $2,496, yet its asking rate of $4.01 per square foot runs 6.4 percent above the submarket benchmark of $3.77 per square foot. The lower nominal rent reflects the building's active suites averaging 567 square feet, which is 95 square feet smaller than the submarket implied average of 662 square feet. M2 at Metro Place accounts for three out of 108 available listings in the Downsview submarket, a 2.8 percent share of total active inventory.
Recent Leased Transactions & Contract Prices
Recent lease transactions, absorption velocity, and the difference between landlord asking prices and actual prices agreed to by tenants at M2 at Metro Place (Data period: For the month of August 2026).
Leased Transaction Insights & Questions
How many suites were leased at M2 at Metro Place last month, and how fast did they rent?
M2 at Metro Place recorded a 30-day average DOM of 20 days against a Downsview submarket benchmark of 28 days, with a 90-day average DOM of 24 days. One lease closed in the trailing 30 days, six in the trailing 90 days, and seven over the full one-year window. Leasing cadence accelerated from a single April closing to three in June and two in July before settling back to one in August, indicating a mid-summer burst rather than sustained momentum.
What is the negotiation spread between asking rents and closed lease prices at M2 at Metro Place?
M2 at Metro Place tenants negotiated an average discount of $50 per month (2.18% below asking), translating to $600 in annual savings per unit. 57.1% of tracked leases closed under the listed asking price, confirming tenant leverage and landlord concession across the sample. This is a tenant-favorable outcome where landlords absorbed pricing pressure rather than holding at or above list.
What are typical executed lease prices across different layouts at M2 at Metro Place?
The 1-Bedroom tier (4 closed leases) and 1-Bedroom + Den tier (2 closed leases) form the two anchor layouts at M2 at Metro Place, averaging $2,138/month (DOM 36) and $2,325/month (DOM 22) respectively. The 1-Bedroom sample is a limited directional indicator: median rent $2,125, P25–P75 range $2,100–$2,162, average size 538 sq ft at $4.11 per square foot. The 1-Bedroom + Den tier is also a small sample of two: median $2,325, P25–P75 range $2,312–$2,338, average size 650 sq ft at $3.58 per square foot. The 2-Bedroom + Den closing at $3,400/month (1,100 sq ft, $3.09 per square foot, DOM 11) represents an individual single transaction and should not be read as a broad statistical benchmark.
What measurable rent premium did suites with parking achieve in closed leases at M2 at Metro Place?
M2 at Metro Place does not have a reliably isolable leased parking premium, as paired lease-and-parking data is insufficient to calculate a verified monthly figure. Active listings similarly show unreliable or outlier parking charges that cannot be quoted with confidence. Tenants should treat any parking add-on at this building as a case-by-case negotiation rather than a fixed market rate.
How does the lease-to-listing ratio at M2 at Metro Place reflect current tenant demand?
M2 at Metro Place shows a volatile rent trajectory across the April-to-August 2026 window, with averages swinging between $2,100 and $2,550 per month. April saw one closing at $2,100/month ($3.82 per square foot, DOM 55). June brought three closings at $2,550/month ($3.41 per square foot, DOM 26). July recorded two deals at $2,325/month ($3.58 per square foot, DOM 22). August closed one unit at $2,200/month ($5.50 per square foot, DOM 20); the nominal drop from July reflects a compact suite footprint of roughly 400 sq ft rather than any property devaluation.
De-Listed & Terminated Rental Market Dynamics
Analyze withdrawn listings, tenant price resistance, and subsequent re-listing discount trends at M2 at Metro Place (Data period: For the month of August 2026).
De-Listed Market Analysis & Questions
How many listings de-listed at M2 at Metro Place, and what was their re-listing price compared to previous asking?
M2 at Metro Place logged 2 delisted units (both terminated, zero expired, zero suspended), representing a 200% ratio against the single 30-day lease and a 28.6% ratio against lifetime volume of seven. This elevated delisting-to-lease ratio signals meaningful listing churn relative to actual absorption, functioning as a friction indicator rather than a volume signal.
How do asking prices on de-listed suites compare to executed leases and active listings at M2 at Metro Place?
M2 at Metro Place unrented units asked an average of $2,425/month, which is $225/month (10.2%) above the realized 30-day lease average of $2,200/month. The delisted rate per square foot averaged $3.73, marginally below the realized $3.81, indicating the overpricing was driven by asking rent rather than a density premium. This spread confirms direct overpricing relative to market-clearing levels in the Downsview submarket.
What market friction causes rental listings to stall or de-list at M2 at Metro Place?
M2 at Metro Place delisted units sat on market for an average of 52 days versus a realized lease DOM of 20 days in the trailing 30 days, a 32-day excess. That 32-day carry translates to roughly $2,593 in lost rent at the $2,425 asking level, plus ongoing condo maintenance fees during the unrented period. Measured against the lifetime lease DOM of 28 days, the excess is 24 days, equating to approximately $1,940 in foregone rent before fees.
Historical Active Listings & Market Dynamics
Analyze availability, historical asking prices, price per foot ($/SF), and days on market over time. Use filters below to benchmark specific layouts.
| Date | Units Available | Avg Price ($) | Avg SqFt (SF) | Avg PSF ($/SF) | Avg DOM (Days) |
|---|---|---|---|---|---|
| 2026-04-27 | 1 | 2300 | 650 | 3.54 | 42 |
| 2026-04-28 | 1 | 2300 | 650 | 3.54 | 43 |
| 2026-04-29 | 1 | 2300 | 650 | 3.54 | 44 |
| 2026-04-30 | 1 | 2300 | 650 | 3.54 | 45 |
| 2026-05-01 | 1 | 2300 | 650 | 3.54 | 46 |
| 2026-05-02 | 1 | 2300 | 650 | 3.54 | 47 |
| 2026-05-03 | 1 | 2300 | 650 | 3.54 | 48 |
| 2026-05-04 | 1 | 2300 | 650 | 3.54 | 49 |
| 2026-05-05 | 1 | 2300 | 650 | 3.54 | 50 |
| 2026-05-06 | 1 | 2300 | 650 | 3.54 | 51 |
| 2026-05-07 | 1 | 2300 | 650 | 3.54 | 52 |
| 2026-05-08 | 2 | 2275 | 600 | 3.81 | 27 |
| 2026-05-09 | 2 | 2275 | 600 | 3.81 | 28 |
| 2026-05-10 | 2 | 2275 | 600 | 3.81 | 29 |
| 2026-05-11 | 2 | 2275 | 600 | 3.81 | 30 |
| 2026-05-12 | 2 | 2275 | 600 | 3.81 | 31 |
| 2026-05-13 | 2 | 2275 | 600 | 3.81 | 32 |
| 2026-05-14 | 2 | 2275 | 600 | 3.81 | 33 |
| 2026-05-15 | 2 | 2275 | 600 | 3.81 | 34 |
| 2026-05-16 | 2 | 2275 | 600 | 3.81 | 35 |
| 2026-05-17 | 2 | 2275 | 600 | 3.81 | 36 |
| 2026-05-18 | 2 | 2275 | 600 | 3.81 | 37 |
| 2026-05-19 | 2 | 2275 | 600 | 3.81 | 38 |
| 2026-05-20 | 2 | 2275 | 600 | 3.81 | 39 |
| 2026-05-21 | 2 | 2275 | 600 | 3.81 | 40 |
| 2026-05-22 | 2 | 2275 | 600 | 3.81 | 41 |
| 2026-05-23 | 2 | 2275 | 600 | 3.81 | 42 |
| 2026-05-24 | 2 | 2275 | 600 | 3.81 | 43 |
| 2026-05-25 | 2 | 2200 | 600 | 3.70 | 9 |
| 2026-05-26 | 2 | 2200 | 600 | 3.70 | 10 |
| 2026-05-27 | 2 | 2200 | 600 | 3.70 | 11 |
| 2026-05-28 | 3 | 2600 | 767 | 3.50 | 8 |
| 2026-05-29 | 3 | 2600 | 767 | 3.50 | 9 |
| 2026-05-30 | 3 | 2600 | 767 | 3.50 | 10 |
| 2026-05-31 | 3 | 2600 | 767 | 3.50 | 11 |
| 2026-06-01 | 3 | 2600 | 767 | 3.50 | 12 |
| 2026-06-02 | 3 | 2600 | 767 | 3.50 | 13 |
| 2026-06-03 | 3 | 2600 | 767 | 3.50 | 14 |
| 2026-06-04 | 4 | 2563 | 738 | 3.56 | 11 |
| 2026-06-05 | 4 | 2563 | 738 | 3.56 | 12 |
| 2026-06-06 | 4 | 2563 | 738 | 3.56 | 13 |
| 2026-06-07 | 4 | 2563 | 738 | 3.56 | 14 |
| 2026-06-08 | 3 | 2283 | 617 | 3.72 | 16 |
| 2026-06-09 | 3 | 2283 | 617 | 3.72 | 17 |
| 2026-06-10 | 3 | 2283 | 617 | 3.72 | 18 |
| 2026-06-11 | 3 | 2283 | 617 | 3.72 | 19 |
| 2026-06-12 | 3 | 2283 | 617 | 3.72 | 20 |
| 2026-06-13 | 3 | 2283 | 617 | 3.72 | 21 |
| 2026-06-14 | 3 | 2283 | 617 | 3.72 | 22 |
| 2026-06-15 | 3 | 2283 | 617 | 3.72 | 23 |
| 2026-06-16 | 3 | 2283 | 617 | 3.72 | 24 |
| 2026-06-17 | 2 | 2300 | 650 | 3.54 | 18 |
| 2026-06-18 | 3 | 2333 | 650 | 3.59 | 13 |
| 2026-06-19 | 3 | 2333 | 650 | 3.59 | 14 |
| 2026-06-20 | 3 | 2333 | 650 | 3.59 | 15 |
| 2026-06-21 | 3 | 2333 | 650 | 3.59 | 16 |
| 2026-06-22 | 3 | 2417 | 650 | 3.72 | 7 |
| 2026-06-23 | 3 | 2417 | 650 | 3.72 | 8 |
| 2026-06-24 | 3 | 2417 | 650 | 3.72 | 9 |
| 2026-06-25 | 3 | 2417 | 650 | 3.72 | 10 |
| 2026-06-26 | 3 | 2417 | 650 | 3.72 | 11 |
| 2026-06-27 | 3 | 2417 | 650 | 3.72 | 12 |
| 2026-06-28 | 3 | 2417 | 650 | 3.72 | 13 |
| 2026-06-29 | 3 | 2417 | 650 | 3.72 | 14 |
| 2026-06-30 | 4 | 2413 | 650 | 3.71 | 12 |
| 2026-07-01 | 4 | 2413 | 650 | 3.71 | 13 |
| 2026-07-02 | 4 | 2413 | 650 | 3.71 | 14 |
| 2026-07-03 | 4 | 2413 | 650 | 3.71 | 15 |
| 2026-07-04 | 4 | 2413 | 650 | 3.71 | 16 |
| 2026-07-05 | 4 | 2413 | 650 | 3.71 | 17 |
| 2026-07-06 | 4 | 2413 | 650 | 3.71 | 18 |
| 2026-07-07 | 4 | 2413 | 650 | 3.71 | 19 |
| 2026-07-08 | 3 | 2417 | 650 | 3.72 | 21 |
| 2026-07-09 | 3 | 2417 | 650 | 3.72 | 22 |
| 2026-07-10 | 3 | 2417 | 650 | 3.72 | 23 |
| 2026-07-11 | 3 | 2417 | 650 | 3.72 | 24 |
| 2026-07-12 | 3 | 2417 | 650 | 3.72 | 25 |
| 2026-07-13 | 3 | 2417 | 650 | 3.72 | 26 |
| 2026-07-14 | 3 | 2417 | 650 | 3.72 | 27 |
| 2026-07-15 | 3 | 2417 | 650 | 3.72 | 28 |
| 2026-07-16 | 2 | 2425 | 650 | 3.73 | 29 |
| 2026-07-17 | 2 | 2425 | 650 | 3.73 | 30 |
| 2026-07-18 | 2 | 2425 | 650 | 3.73 | 31 |
| 2026-07-19 | 2 | 2425 | 650 | 3.73 | 32 |
| 2026-07-20 | 2 | 2425 | 650 | 3.73 | 33 |
| 2026-07-21 | 2 | 2425 | 650 | 3.73 | 34 |
| 2026-07-22 | 2 | 2425 | 650 | 3.73 | 35 |
| 2026-07-23 | 2 | 2425 | 650 | 3.73 | 36 |
| 2026-07-24 | 2 | 2425 | 650 | 3.73 | 37 |
| 2026-07-25 | 3 | 2250 | 567 | 4.07 | 25 |
| 2026-07-26 | 3 | 2250 | 567 | 4.07 | 26 |
| 2026-07-27 | 3 | 2250 | 567 | 4.07 | 27 |
| 2026-07-28 | 4 | 2238 | 525 | 4.43 | 21 |
| 2026-07-29 | 4 | 2238 | 525 | 4.43 | 22 |
| 2026-07-30 | 4 | 2238 | 525 | 4.43 | 23 |
| 2026-07-31 | 4 | 2238 | 525 | 4.43 | 24 |
| 2026-08-01 | 4 | 2238 | 525 | 4.43 | 25 |
| 2026-08-02 | 3 | 2167 | 483 | 4.65 | 15 |
| 2026-08-03 | 3 | 2167 | 483 | 4.65 | 16 |
| 2026-08-04 | 3 | 2167 | 483 | 4.65 | 17 |
| 2026-08-05 | 4 | 2213 | 525 | 4.39 | 14 |
| 2026-08-06 | 4 | 2213 | 525 | 4.39 | 15 |
| 2026-08-07 | 4 | 2213 | 525 | 4.39 | 16 |
| 2026-08-08 | 4 | 2213 | 525 | 4.39 | 17 |
| 2026-08-09 | 4 | 2213 | 525 | 4.39 | 18 |
| 2026-08-10 | 4 | 2213 | 525 | 4.39 | 19 |
| 2026-08-11 | 4 | 2213 | 525 | 4.39 | 20 |
| 2026-08-12 | 4 | 2213 | 525 | 4.39 | 21 |
| 2026-08-13 | 4 | 2213 | 525 | 4.39 | 22 |
| 2026-08-14 | 4 | 2208 | 525 | 4.38 | 12 |
| 2026-08-15 | 4 | 2208 | 525 | 4.38 | 13 |
| 2026-08-16 | 4 | 2208 | 525 | 4.38 | 14 |
| 2026-08-17 | 3 | 2210 | 567 | 4.01 | 13 |
| 2026-08-18 | 3 | 2210 | 567 | 4.01 | 14 |
| 2026-08-19 | 3 | 2210 | 567 | 4.01 | 15 |
| 2026-08-20 | 3 | 2210 | 567 | 4.01 | 16 |
| 2026-08-21 | 3 | 2210 | 567 | 4.01 | 17 |
| 2026-08-22 | 3 | 2210 | 567 | 4.01 | 18 |
| 2026-08-23 | 3 | 2210 | 567 | 4.01 | 19 |
| 2026-08-24 | 3 | 2210 | 567 | 4.01 | 20 |
| 2026-08-25 | 3 | 2210 | 567 | 4.01 | 21 |
| 2026-08-26 | 3 | 2210 | 567 | 4.01 | 22 |
| 2026-08-27 | 3 | 2210 | 567 | 4.01 | 23 |
| 2026-08-28 | 3 | 2210 | 567 | 4.01 | 24 |
| 2026-08-29 | 3 | 2210 | 567 | 4.01 | 25 |
| 2026-08-30 | 3 | 2210 | 567 | 4.01 | 26 |
| 2026-08-31 | 3 | 2210 | 567 | 4.01 | 27 |
12-Month Market Dynamics & Trend Trajectory
M2 at Metro Place realized an average lease rent of $2,371/month and $3.81 per square foot over the trailing year, sitting 0.5% below the Downsview submarket average lease rent of $2,382 while trading 1.3% above the submarket rate per square foot of $3.76. The building's 650 sq ft average suite size is 95 sq ft smaller than the submarket implied average of 662 sq ft, meaning the modest nominal rent discount reflects compact footprints rather than a value gap. Pricing discipline at M2 at Metro Place leans tenant-favorable: 57.1% of tracked leases closed below asking, with an average concession of $50/month (2.18%) and $600 in annualized tenant savings per unit. The net negotiation spread of -$50/month confirms landlords absorbed pressure rather than holding at list, a pattern consistent with the 200% delisting-to-30-day-lease ratio suggesting some units simply could not clear at their initial asking price.
Historical building statistics - leased transactions
This section tracks completed leasing transactions over time starting from May 1, 2026. Use the filters below to refine the trends by unit type, parking, den, and price performance.
Latest leased insights and trends
| Date | Units Leased | Avg Leased Price ($) | Avg SqFt (SF) | Avg PSF ($/SF) | Avg DOM (Days) |
|---|---|---|---|---|---|
| 2026-06-07 | 1 | 3400 | 1100 | 3.09 | 11 |
| 2026-06-14 | 1 | 2100 | 550 | 3.82 | 40 |
| 2026-06-21 | 1 | 2150 | 650 | 3.31 | 28 |
| 2026-06-28 | 0 | N/A | N/A | N/A | N/A |
| 2026-07-05 | 1 | 2350 | 650 | 3.62 | 16 |
| 2026-07-12 | 1 | 2300 | 650 | 3.54 | 28 |
| 2026-07-19 | 0 | N/A | N/A | N/A | N/A |
| 2026-07-26 | 0 | N/A | N/A | N/A | N/A |
| 2026-08-02 | 0 | N/A | N/A | N/A | N/A |
| 2026-08-09 | 0 | N/A | N/A | N/A | N/A |
| 2026-08-16 | 1 | 2200 | 400 | 5.50 | 20 |
Nearby Building Rental Comparables & Price Spreads
Direct rental rate comparisons against residential properties in the immediate vicinity.
M2 at Metro Place at 1070 Sheppard Ave W sits in a dense cluster of four nearby competitors, all recording active lease volume over the trailing 180 days. The closest peer is Metropolis at Metro Place (M3) at 1060 Sheppard Ave W, just 0.06 kilometres away and completed in 2012, which closed 9 leases in the period. Parkside Towers at Metro Place (M4) at 1 De Boers Dr (0.11 km, completed 2012) logged 6 closed leases, while M1 at Metro Place at 55 De Boers Dr (0.11 km, completed 2011) recorded 5. The most transactionally active building in the pocket is WestLine at 1100 Sheppard Ave W, 0.17 kilometres to the east and completed in 2024, which closed 45 leases over the same window. The subject, built in 2011 with 269 suites, shares its completion era with M1 and sits one generation behind the 2012 M3 and M4 towers, while WestLine represents a distinctly newer structural generation. Against the four-comp benchmark of an average realized rent of $2,487 per month, $3.45 per square foot, and 746 square feet of average suite size, M2 at Metro Place positions itself as a compact-footprint, higher-rate-per-square-foot product. The subject's one-year average lease rent of $2,371 per month runs $116 below the comp average, yet its $3.81 per square foot rate exceeds the comp benchmark by $0.36 per square foot. That inversion is entirely a function of the subject's 650-square-foot average suite, which is 96 square feet smaller than the comp mean. In practical terms, a renter at M2 pays more per unit of space but less in total monthly outlay, a trade-off that favours tenants prioritizing lower absolute rent over maximum interior area within this immediate Sheppard Avenue West pocket.
Comparable Analysis & Questions
How do rental rates at M2 at Metro Place compare to neighbouring buildings within Downsview?
M2 at Metro Place's one-year average realized lease rent of $2,371 per month sits $116 below the four-comp benchmark of $2,487, with the subject trading at a lower nominal rent than every active competitor in the cluster. Metropolis at Metro Place (M3) at 1060 Sheppard Ave W, 0.06 km away, closed 9 leases at an average of $2,406 per month ($3.56 per square foot, 683 sq ft), placing the subject $35 per month lower. Parkside Towers at Metro Place (M4) at 1 De Boers Dr, 0.11 km away, closed 6 leases averaging $2,379 per month ($3.19 per square foot, 750 sq ft), with the subject $8 per month lower. M1 at Metro Place at 55 De Boers Dr, also 0.11 km away, closed 5 leases at $2,765 per month ($3.22 per square foot, 876 sq ft), making the subject $394 per month lower than that peer. WestLine at 1100 Sheppard Ave W, 0.17 km away, recorded the highest volume with 45 closed leases at $2,398 per month ($3.81 per square foot, 674 sq ft), leaving the subject $27 per month below that benchmark. All four competitors posted active lease transactions, so each provides a realized rent reference rather than a listing-only data point.
Does M2 at Metro Place offer a competitive price-per-square-foot ($/SF) against local comparables?
M2 at Metro Place leases at $3.81 per square foot on an average 650-square-foot suite, a rate-per-space figure that exceeds the comp benchmark of $3.45 per square foot while the total monthly rent remains below every active peer because the interior footprint is materially smaller. Against Metropolis at Metro Place (M3), the subject trades at a $0.25 per square foot (7.0%) premium while providing 33 fewer interior square feet, so the lower $35 monthly rent is a direct consequence of the reduced footprint rather than a weaker per-space valuation. Versus Parkside Towers at Metro Place (M4), the subject commands a $0.62 per square foot (19.4%) premium on 100 fewer square feet, compressing the nominal rent gap to just $8 per month despite the higher rate. M1 at Metro Place presents the starkest contrast: the subject carries a $0.59 per square foot (18.3%) premium yet delivers 226 fewer square feet, which is why the monthly rent lands $394 lower despite the higher per-space cost. WestLine, completed in 2024, trades at identical $3.81 per square foot parity with the subject on 24 fewer square feet, producing a near-identical $27 monthly rent differential. Across all four active competitors, the subject's lower nominal rent is consistently driven by a smaller interior footprint, not by a discount in asset-level per-square-foot pricing.
How do building age, amenities, and developer reputation impact rent spreads?
M2 at Metro Place offers a 12-feature lifestyle package including an indoor pool, sauna and steam room, hot tub and jacuzzi, golf simulator, business centre, and meeting room, a suite of amenities that distinguishes it from the newest competitor in the cluster while matching the older 2011–2012 towers. WestLine at 1100 Sheppard Ave W, despite its 2024 completion and 45-lease volume, does not include an indoor pool, sauna and steam room, hot tub and jacuzzi, or golf simulator; instead it pivots toward a family- and wellness-oriented mix with a yoga studio, bouldering wall, rooftop terrace, kids' play rooms, pet wash station, and EV charging. Metropolis at Metro Place (M3) mirrors the subject's aquatic and recreation core but omits the business centre, while Parkside Towers at Metro Place (M4) lacks both the meeting room and business centre. M1 at Metro Place, the subject's same-era twin, carries an identical 12-amenity roster. The primary renter demographic best served by M2's package is the professional or semi-retired tenant who values on-site aquatic recreation, a dedicated golf simulator, and business-grade meeting and work facilities within a single building, rather than the family-oriented or fitness-community features that define WestLine's newer positioning.
Building Amenities, Transit & Neighbourhood Features
Building amenities and neighbouring residential communities around M2 at Metro Place.
Building Amenities
- Concierge & Security
- Gym & Fitness Centre
- Indoor Pool
- Sauna & Steam Room
- Party & Lounge Room
- Meeting Room
- Media & Theatre Room
- Business Centre
- Hot Tub & Jacuzzi
- Golf Simulator
- Games & Billiards Room
- Garden & Courtyard
Residential Buildings in the Vicinity
- Metropolis at Metro Place (M3)62 m
- M1 at Metro Place105 m
- Parkside Towers at Metro Place (M4)111 m
- WestLine173 m
- Avro191 m
- Park Plaza351 m
- Town Plaza540 m
- Hampton Plaza556 m
- Terrace Heights III688 m
- Terrace Heights II697 m
- The Plaza Suites IV775 m
- Terrace Heights I782 m
Data Methodology & Analytical Standards
How FastScreen aggregates public listing records, tracks active inventory, and calculates rental market metrics for M2 at Metro Place.
Snapshot Dates & Benchmark Cadence
- Standardized Snapshot: Market metrics reflect a standardized monthly snapshot locked as of August 31, 2026.
- Benchmark Comparison Cadence: Month-over-month comparisons evaluate changes across standardized month-end reporting windows (August 2026 vs July 2026), ensuring consistent baseline periods and eliminating intra-month reporting volatility.
- Point-in-Time Daily History: Daily charts capture point-in-time active listings available on any given calendar day.
Public Data Aggregation & Thresholds
- Public Data Aggregation: FastScreen aggregates residential rental listing and completed lease transaction records from publicly available sources.
- Threshold Filtering: All listings are subject to a minimum monthly rental threshold of $1,000 to filter out standalone storage lockers, private parking spaces, and misclassified commercial entries from condominium statistics.
Calculation Formulations
- Average Asking Rent: Weighted average of active asking prices across available suites in the reporting period.
- Price Per Square Foot ($/SF): Calculated by dividing rent by square footage only for listings that provide unit dimensions (suites without stated square footage are excluded from $/SF calculations).
- Days on Market (DOM): Measures elapsed calendar days between the date a suite is first listed and either the benchmark snapshot date (for active listings) or the finalized date leased.
- Parking & Den Differentials: Average asking rent differences between suites with vs. without parking, and suites with vs. without a den.
Data Limitations & Scope
- Exclusively Public Records: Statistics are derived exclusively from publicly available rental listings and completed lease records. Private direct-to-landlord arrangements, unadvertised tenant renewals, and off-market rental agreements are not captured.
- Agreed Contract Amounts: Reported lease amounts reflect agreed contract rents and do not account for private move-in allowances or individual unit renovations that may influence pricing spreads.
Disclaimer: The information and statistics presented on this page (including asking rents, lease prices, de-listed listings, average square footage, days on market, and implied suite premiums) are aggregated from public listing sources for general informational, educational, and reference purposes only. FastScreen does not guarantee the accuracy, completeness, or timeliness of any data shown. This information does not constitute financial, investment, legal, or professional real estate advice. Users should conduct their own independent research and consult with licensed professionals before making any rental, leasing, property management, or real estate investment decisions.