The James Club — Rental Market Data

The James Club's average realized lease rent of $2,800 per month runs $139 above the four-comp benchmark of $2,661, with the spread driven primarily by its larger average suite size rather than a higher per-square-foot rate. Kingsway by the River 2 at 4208 Dundas St W (0.37 km, 5 closed leases) averaged $2,880 per month at $3.79 per square foot across 775 square feet, placing the subject $80 below that figure. Kingsway by the River at 20 Brin Dr (0.37 km, 6 closed leases) averaged $2,558 per month at $4.12 per square foot across 650 square feet, meaning the subject trades $242 higher on nominal rent despite a lower per-square-foot rate, a gap explained by its 125 additional square feet. The Prince Edward at 4196 Dundas St W (0.45 km, 2 closed leases) averaged $2,550 per month at $3.03 per square foot across 842 square feet, with the subject $250 higher on rent and commanding a per-square-foot premium over that older building. 293 The Kingsway 1 at 293 The Kingsway (0.48 km, 8 closed leases) averaged $2,656 per month at $4.07 per square foot across 664 square feet, leaving the subject $144 higher on nominal rent while offering 111 more square feet at a lower unit rate.

The James Club leases at $3.62 per square foot across an average 775-square-foot suite, positioning it below the comp average rate of $3.75 per square foot and above the 733-square-foot comp average size, a combination that delivers more interior space at a competitive unit cost. Against Kingsway by the River 2, the subject trades at a $0.17 per square foot (4.5 percent) discount while offering identical average square footage, making it the clear value pick on rate for the same footprint. Versus Kingsway by the River, the subject trades at a $0.50 per square foot (12.1 percent) discount and provides 125 more interior square feet, so the $242 higher monthly rent is entirely a function of the larger footprint rather than a higher asset valuation. The Prince Edward presents the inverse trade-off: the subject commands a $0.59 per square foot (19.5 percent) premium over that 2007 building while providing 67 fewer interior square feet, meaning renters pay more per unit of space for a newer, amenity-rich product in a smaller suite. Against 293 The Kingsway 1, the subject trades at a $0.45 per square foot (11.1 percent) discount and delivers 111 more interior square feet, again with the higher nominal rent attributable to the larger footprint. In every active comparison, the subject's per-square-foot rate sits at or below the competitor's, confirming that its pricing advantage is rooted in space efficiency rather than rate inflation.

The James Club fields a 14-amenity lifestyle package anchored by an indoor pool, hot tub and jacuzzi, sauna and steam room, and a golf simulator—features that collectively set it apart from three of its four immediate competitors. Kingsway by the River 2 offers only concierge, gym, party room, meeting room, and billiards, with no aquatic, wellness, or recreational facilities beyond a basic fitness floor. Kingsway by the River adds a rooftop terrace, children's playground, and pet wash station to its 11-amenity list but still lacks a pool, sauna, or golf simulator. The Prince Edward provides 9 amenities including dry cleaning service but similarly omits any aquatic or wellness programming. 293 The Kingsway 1 is the closest amenity match, carrying an indoor pool, hot tub, sauna, and 18 total features including EV charging and a yoga studio, though it does not include a golf simulator or dedicated dining room. The subject's aquatic and wellness cluster—pool, jacuzzi, sauna, steam room—combined with the golf simulator and full dining room creates a resort-style residential experience that no other building in this 0.5-kilometer radius replicates in full, making The James Club the strongest fit for professionals and small households who prioritize on-site recreation, wellness routines, and social entertaining without leaving the building.