Distinction — Rental Market Data

Distinction at 11 Lillian Street has two active listings as of August 31, 2026, spanning a price range of $2,600 to $3,200 per month with an average and median asking rent of $2,900. The two units average 750 square feet at a blended asking rate of $4.05 per square foot, and the inventory splits evenly between a compact one-bedroom-plus-den entry suite and a larger two-bedroom layout. Neither tier offers multiple options, so renters face single-unit scarcity across both bedroom categories.

The dominant active layout at Distinction is the one-bedroom-plus-den, representing 50 percent of available inventory with one listing at $2,600 per month, 550 square feet, and $4.73 per square foot. The two-bedroom tier also holds one listing at 50 percent share, asking $3,200 per month for 950 square feet at $3.37 per square foot. Both tiers are single-listing samples, meaning no layout category offers a second unit for comparison or negotiation leverage.

Distinction's active asking rents range from a minimum of $2,600 to a peak of $3,200 per month, producing a $600 spread or 23.1 percent differential between the entry and top units. The median asking rent sits at $2,900 per month, anchoring the midpoint of the two-listing inventory. The entry-level suite is a one-bedroom-plus-den at 550 square feet and $4.73 per square foot, while the peak unit is a two-bedroom at 950 square feet and $3.37 per square foot, reflecting a trade-off between compact premium-rate space and expansive lower-rate footprint.

Active den premiums at Distinction cannot be quantified because the paired sample is insufficient to isolate a reliable per-square-foot delta for the extra den space. Parking stall costs likewise cannot be reliably isolated from active listings due to anomalous outliers in the paired data, though verified historical lease records show a confirmed parking premium of $336 per month for tenants who secured a spot.

Distinction's active asking rent of $2,900 per month exceeds the North Midtown submarket average asking rent of $2,803 by $97, yet the building's $4.05 per-square-foot rate sits 5.2 percent below the submarket asking benchmark of $4.27 per square foot. The nominal rent premium is entirely attributable to suite size: Distinction's active units average 750 square feet versus the submarket implied average of 656 square feet, a 94-square-foot delta that drives the higher headline figure. The building represents two out of 232 available listings in the North Midtown submarket, or roughly 0.9 percent of total active inventory.

Distinction's all-time average realized lease rent of $2,761 per month sits $345 below the four-comp benchmark of $3,106, with the gap driven largely by The Whitney on Redpath pulling the peer average upward. The Whitney on Redpath (71 Redpath Avenue, 0.12 km, six closed leases) recorded an average rent of $3,927 per month at $7.08 per square foot across 699 square feet, placing the subject $1,166 lower in nominal terms. 83 Redpath (83 Redpath Ave, 0.16 km, ten closed leases) averaged $2,765 per month at $4.02 per square foot over 703 square feet, a near-identical rent to the subject's $2,761. Midtown – 50 Dunfield (50 Dunfield Ave, 0.18 km, thirty-one closed leases) averaged $2,816 per month at $3.77 per square foot across 748 square feet, keeping the subject $55 below. Midtown – 25 Holly (25 Holly St, 0.21 km, twenty closed leases) averaged $2,914 per month at $3.78 per square foot over 770 square feet, with the subject trading $153 lower. All four competitors recorded positive lease volume, so each provides a realized pricing benchmark rather than a reference-only data point.

Distinction leases at $4.34 per square foot across an average 637-square-foot suite, placing it below the four-comp average of $4.66 per square foot and 730 square feet while commanding a per-square-foot premium over three of the four active peers. Against 83 Redpath (83 Redpath Ave, 0.16 km), the subject trades at a $0.32 per square foot (8.0%) premium while providing 66 fewer interior square feet, so the near-identical $2,761 versus $2,765 monthly rent reflects a smaller footprint offsetting a higher rate. Versus Midtown – 50 Dunfield (50 Dunfield Ave, 0.18 km), Distinction commands a $0.57 per square foot (15.1%) premium yet delivers 111 fewer square feet, meaning the $55 lower nominal rent is a footprint effect, not a valuation discount. Against Midtown – 25 Holly (25 Holly St, 0.21 km), the subject carries a $0.56 per square foot (14.8%) premium with 133 fewer square feet, producing the $153 rent gap. The outlier is The Whitney on Redpath (71 Redpath Avenue, 0.12 km), where the subject trades at a $2.74 per square foot (38.7%) discount and provides 62 fewer square feet; here both the rate and the footprint fall below the comp, and the $1,166 lower monthly rent reflects a genuinely different pricing tier rather than a size adjustment alone.

Distinction offers an eleven-item amenity suite anchored by a car wash bay, business centre, library and reading room, and dining room and kitchen, but provides no aquatic, thermal, or spin-studio facilities that three of its four nearby peers include. The Whitney on Redpath (71 Redpath Avenue) adds an outdoor pool, spin studio, EV charging, and a media and theatre room absent from the subject; 83 Redpath (83 Redpath Ave) layers in an indoor pool, hot tub and jacuzzi, sauna and steam room, basketball court, winter garden, reflecting pool, and outdoor showers—none of which appear at Distinction; and both Midtown – 50 Dunfield (50 Dunfield Ave) and Midtown – 25 Holly (25 Holly St) include indoor or outdoor pools, hot tubs, saunas, and media rooms that the subject does not match. The car wash bay distinguishes Distinction from the Whitney, 50 Dunfield, and 25 Holly, appearing only alongside 83 Redpath in this peer set, while the business centre and library & reading room give the building a remote-work and quiet-study edge over the Whitney's and 83 Redpath's more recreation-heavy packages. This lifestyle mix—practical daily conveniences, a dedicated work-and-read environment, and social spaces without resort-style aquatic programming—best serves cost-conscious young professionals and small households in North Midtown who prioritize a functional, low-drama residential base over pool-and-spa amenities.