The Polo Club II — Rental Market Data

The Polo Club II lists four active units as of August 31, 2026, with asking rents ranging from $1,250 to $3,795 per month, an average of $2,809 and a median of $3,095. The mean suite size across these listings is 938 square feet at an average asking rate of $2.98 per square foot. Two-bedroom units account for half the active inventory, while the remaining two listings split evenly between a one-bedroom and a one-bedroom-plus-den, meaning current availability leans toward larger multi-bedroom layouts rather than compact entry-level suites.

The two-bedroom tier dominates The Polo Club II's active inventory with two units representing 50 percent of available listings, averaging $3,745 per month on 1,225 square feet at $3.07 per square foot. The one-bedroom tier holds a single listing at $2,495 per month for 650 square feet ($3.84 per square foot), and the one-bedroom-plus-den tier also carries one unit at $1,250 per month on 650 square feet ($1.92 per square foot). Each of the smaller tiers represents a single transaction, so renters should treat those price points as individual deals rather than market averages.

The Polo Club II's active asking rents span from a $1,250 entry point to a $3,795 peak, a dollar spread of $2,545 or 203.6 percent. The median asking rent sits at $3,095 per month. The entry-level suite is a one-bedroom-plus-den at 650 square feet and $1.92 per square foot, while the peak listing is a two-bedroom at 1,150 square feet and $3.30 per square foot, reflecting a 500-square-foot footprint difference between the lowest and highest asking units.

The Polo Club II's active den premium cannot be reliably quantified: the tracked den unit carries a negative differential of $1,245 relative to comparable one-bedroom listings, yet the square-footage delta registers at zero and no marginal per-square-foot cost can be isolated. Parking stall premiums are likewise inconclusive due to an unreliable or insufficient paired sample, so no verified monthly parking add-on can be quoted for active listings.

The Polo Club II's active asking average of $2,809 per month at $2.98 per square foot undercuts the Downtown Core submarket asking benchmark of $3,471 per month at $4.56 per square foot by 34.6 percent on a rate basis. The lower per-square-foot pricing is driven by the building's larger average suite footprint of 938 square feet versus the submarket norm, meaning renters pay more in total dollars for proportionally more space rather than a premium rate. The Polo Club II represents four out of 224 active listings in the Downtown Core, a 1.8 percent share of total submarket inventory.

The Polo Club II's average realized lease rent of $2,623 per month sits $88 below the four-comp benchmark of $2,711, with the spread varying by competitor. 1001 Bay at 1001 Bay St (60 m, 30 closed leases) averaged $3,003 per month at $4.00 per square foot across 805 square feet, placing the subject $380 lower in nominal rent. The Polo Club I at 1055 Bay St (80 m, 15 closed leases) averaged $2,436 per month at $4.05 per square foot across 621 square feet, meaning the subject commands $187 more per month. 1Thousand Bay at 57 St Joseph St (100 m, 64 closed leases) averaged $2,638 per month at $5.00 per square foot across 551 square feet, with the subject trading just $15 lower. Eleven Residences at 11 St Joseph St (100 m, 22 closed leases) averaged $2,765 per month at $3.82 per square foot across 736 square feet, placing the subject $142 lower in monthly rent.

The Polo Club II leases at $4.08 per square foot across an average 646-square-foot suite, positioning it below the comp benchmark of $4.22 per square foot and 678 square feet while offering a competitive rate against three of four active neighbours. Against 1001 Bay, the subject commands a $0.08 per square foot (2.0%) premium yet provides 159 fewer interior square feet, so the $380 lower monthly rent is driven entirely by the smaller footprint rather than a weaker per-square-foot valuation. Versus The Polo Club I, the subject carries a $0.03 per square foot (0.7%) premium and 25 more square feet, explaining the $187 higher rent on a near-identical building. Against 1Thousand Bay, the subject trades at a $0.92 per square foot (18.4%) discount while delivering 95 more square feet, making it the clear value play for renters prioritizing space over indoor wellness amenities. Compared with Eleven Residences, the subject commands a $0.26 per square foot (6.8%) premium but provides 90 fewer square feet, so the $142 lower nominal rent again reflects the smaller interior footprint rather than a rate concession.

The Polo Club II offers an 11-item outdoor-recreation and social amenity package that overlaps heavily with its 1980s-era sister building but differentiates from the two 2010s competitors on specific lifestyle themes. The subject's outdoor pool, hot tub, sauna, squash court, and rooftop terrace mirror The Polo Club I's identical list, while 1001 Bay substitutes an indoor pool and basketball court for the subject's outdoor pool and adds no meeting room. Against 1Thousand Bay, the subject lacks a yoga studio, indoor pool, media and theatre room, library, and business centre but retains a hot tub and dedicated meeting room that 1Thousand Bay does not offer. Eleven Residences forgoes the pool, sauna, and squash court entirely in favour of a garden courtyard, tanning beds, and a media room. The Polo Club II's package best serves cost-conscious professionals and active renters who prioritize outdoor swimming, racquet sports, and a rooftop social space over the indoor wellness and remote-work infrastructure that defines the 2016 and 2011 buildings.