The Dalesford — Rental Market Data

The Dalesford's average realized lease rent of $2,875 per month sits $76 above the four-comp benchmark of $2,799, with the spread varying sharply by competitor. Skylofts at Mystic Pointe (250 Manitoba St, 0.19 km, five closed leases) averaged $3,120 per month, meaning The Dalesford trades at a $245-per-month discount to that building. Mystic Pointe Skylofts II (200 Manitoba St, 0.19 km, four closed leases) averaged $2,850, placing The Dalesford $25 higher. Lofts at Mystic Pointe (300 Manitoba St, 0.23 km, two closed leases) averaged $2,825, with The Dalesford commanding $50 more per month. The Legends at Mystic Pointe (190 Manitoba St, 0.25 km, two closed leases) averaged $2,400, a full $475 below The Dalesford's realized rent. All four competitors recorded active lease transactions over the trailing 180 days, so each provides a realized pricing benchmark rather than a speculative listing figure.

The Dalesford leases at $3.60 per square foot across an average 800-square-foot suite, a rate that sits above every one of its four nearby competitors while delivering fewer interior square feet than three of the four. Against Skylofts at Mystic Pointe ($3.21 per square foot, 999 sq ft), The Dalesford trades at a $0.39 per square foot (12.1 percent) premium while providing 199 fewer interior square feet; the $245 lower nominal rent is driven entirely by that smaller footprint rather than a weaker asset valuation. Versus Mystic Pointe Skylofts II ($3.30 per square foot, 891 sq ft), the subject commands a $0.30 per square foot (9.1 percent) premium with 91 fewer square feet, and the $25 higher rent reflects both the tighter layout and the rate differential. Lofts at Mystic Pointe ($2.94 per square foot, 975 sq ft) shows the widest gap: The Dalesford trades at a $0.66 per square foot (22.4 percent) premium while providing 175 fewer square feet, yet still realizes $50 more per month. The Legends at Mystic Pointe ($3.20 per square foot, 750 sq ft) is the one comp where The Dalesford provides 50 more interior square feet while carrying a $0.40 per square foot (12.5 percent) premium, resulting in a $475 higher monthly rent that reflects both the larger footprint and the higher rate. In every active comparison, the subject's per-square-foot rate exceeds the competitor's, confirming that the building's value proposition is anchored in its 2005 construction and amenity package rather than in suite size.

The Dalesford offers an eight-feature lifestyle package including a concierge and security desk, shared laundry room, gym and fitness centre, party and lounge room, meeting room, BBQ area, rooftop terrace, and garden courtyard, positioning it as a mid-tier amenity building that trails its Mystic Pointe peers on aquatic and racquet-sport facilities. None of the four competitors offers a shared laundry room, making that a genuine differentiator for The Dalesford's 134-suite community. However, three of the four competitors—Skylofts at Mystic Pointe, Mystic Pointe Skylofts II, and Lofts at Mystic Pointe—include a sauna and steam room, a hot tub and jacuzzi, and a squash or racquetball court, all of which are absent from The Dalesford's amenity list. The Legends at Mystic Pointe also carries a dog run that The Dalesford lacks, while the subject's rooftop terrace and BBQ area are features The Legends does not provide. The net effect is a building that serves cost-conscious professionals and small households who prioritize a maintained courtyard, on-site laundry, and a functional gym over the spa-and-racquet lifestyle package that defines the older Mystic Pointe towers, with the shared laundry and garden courtyard being the two amenities most likely to tip a renter's decision toward The Dalesford over its Manitoba Street neighbours.