Ion — Rental Market Data

Ion at 15 James Finlay Way has two active listings as of August 31, 2026, both asking $2,350 per month with a median of $2,350 and a zero-dollar spread. Each suite measures 650 square feet at $3.62 per square foot, and the inventory splits evenly between a one-bedroom and a one-bedroom-plus-den layout, each representing 50 percent of available units. With only two listings across the entire 200-suite building, the current pool skews toward compact entry-level one-bedroom configurations rather than multi-bedroom executive layouts.

The dominant active layout at Ion is the one-bedroom, with one listing representing 50 percent of available inventory at an average asking rent of $2,350 per month, 650 square feet, and $3.62 per square foot. The one-bedroom-plus-den tier mirrors those figures exactly—$2,350 per month, 650 square feet, $3.62 per square foot—also at a 50 percent share. Both tiers are single-listing samples, so each represents an individual deal rather than a broader market signal.

Ion's two active listings both ask $2,350 per month, producing a zero-dollar and zero-percent spread between the minimum and peak asking rents. The entry-level suite is a one-bedroom at 650 square feet and $3.62 per square foot, while the peak listing is a one-bedroom-plus-den at the identical 650 square feet and $3.62 per square foot. Because both units carry the same price and size, there is no internal premium or discount to negotiate within the current active pool.

Ion's active den premium cannot be reliably quantified; the tracked data shows a zero-dollar delta and zero additional square footage between den and non-den suites, leaving the marginal cost per square foot for extra den space uncalculated. Active parking premiums also cannot be reliably isolated due to an insufficient paired sample, so no specific monthly parking fee can be quoted for either listing.

Ion's active asking rate of $3.62 per square foot sits 6.5 percent below the Downsview submarket asking benchmark of $3.87 per square foot, and the $2,350 average asking rent is $122 per month under the submarket average of $2,472. The nominal rent gap narrows further when accounting for suite size: Ion's 650-square-foot listings are larger than the submarket's typical footprint, reinforcing the building's competitive per-square-foot positioning. Ion currently holds two out of 97 active listings in the Downsview submarket, a 2.1 percent share of total available inventory.

Ion's average realized lease rent of $2,231 per month sits $62 above the four-comp blended benchmark of $2,169, with the spread driven primarily by The Max at 2772 Keele Street (0.32 km, 3 closed leases, $2,383 average rent, $3.15 per square foot, 755 square feet) pulling the comp average upward while Westmount Condominiums at 2737 Keele Street (0.11 km, 3 closed leases, $1,917 average rent, $3.52 per square foot, 567 square feet) drags it lower. The 2800 Condominium Residences at 2800 Keele Street (0.42 km, 8 closed leases, $2,147 average rent, $3.74 per square foot, 600 square feet) and Saturday in Downsview Park II at 60 George Butchart Drive (1.19 km, 7 closed leases, $2,227 average rent, $3.51 per square foot, 636 square feet) bracket Ion's realized rent within a narrow $84 band on either side. All four comparables recorded active lease transactions over the trailing 180 days, so every figure cited here reflects closed deals rather than asking prices.

Ion's leased rate of $3.71 per square foot across an average 611-square-foot suite positions the building at a premium over three of four active nearby competitors while offering a slight discount to The 2800 Condominium Residences. Against Westmount Condominiums (0.11 km), Ion commands a $0.19 per square foot (5.4%) premium and provides 44 more interior square feet, yet the subject's monthly rent runs $314 higher than Westmount's $1,917 average. The Max at 0.32 km presents the sharpest trade-off: Ion trades at a $0.56 per square foot (17.8%) premium over The Max's $3.15 rate, but the subject provides 144 fewer interior square feet, which is why the nominal monthly rent lands $152 below The Max's $2,383 average—the footprint difference, not asset valuation, drives the lower headline number. The 2800 Condominium Residences at 0.42 km is the one comp where Ion offers a $0.03 per square foot (0.8%) discount while delivering 11 more interior square feet, and the subject's rent is $84 higher. Saturday in Downsview Park II at 1.19 km shows Ion commanding a $0.20 per square foot (5.7%) premium with 25 fewer interior square feet, resulting in a rent just $4 above the comp's $2,227 average.

Ion's eleven-amenity package—including a Media & Theatre Room, Rooftop Terrace, and Shared Laundry Room—gives it a broader lifestyle footprint than three of its four nearby peers, though it lacks the aquatic and spa features that distinguish Westmount Condominiums. Westmount at 2737 Keele Street offers an Indoor Pool, Sauna & Steam Room, and Hot Tub & Jacuzzi that Ion does not carry, while Ion counters with a Yoga Studio, Dining Room & Kitchen, Rooftop Terrace, and Games & Billiards Room absent from Westmount's list. The Max at 2772 Keele Street provides the thinnest amenity set in the cluster (six items), missing the Yoga Studio, Media & Theatre Room, Dining Room & Kitchen, Rooftop Terrace, and Shared Laundry Room all present at Ion. The 2800 Condominium Residences at 2800 Keele Street overlaps heavily with Ion but adds a Sauna & Steam Room and Garden & Courtyard that Ion lacks, while Ion retains the Media & Theatre Room and Games & Billiards Room. Saturday in Downsview Park II at 60 George Butchart Drive includes a Pet Wash Station not found at Ion, though Ion's Meeting Room, Media & Theatre Room, Rooftop Terrace, and Games & Billiards Room are absent from Saturday II's roster. This amenity mix—blending wellness (Yoga Studio, Gym), social gathering (Party Room, Dining Room, Rooftop Terrace), and remote-work infrastructure (Meeting Room, Media Room)—best serves young professional tenants in the 25-to-40 range who prioritize a full-service urban lifestyle without the resort-style aquatic facilities of older Keele Street buildings.