Thunderbird (One Valhalla - II) — Rental Market Data

Thunderbird (One Valhalla - II) realizes an average lease rent of $2,245 per month, which is $192 below the four-comp benchmark of $2,437 and below every individual competitor in this immediate pocket. Triumph (One Valhalla - III) at 9 Valhalla Inn Rd, 0.02 km away, closed 12 leases at an average of $2,291 per month ($3.67 per square foot, 642 sq ft), placing the subject $46 lower. One Valhalla at 1 Valhalla Inn Rd, 0.06 km out, recorded 9 closed leases averaging $2,336 per month ($3.33 per square foot, 709 sq ft), a $91 gap in the comp's favour. Park Terraces at Valhalla Town Square - South Tower at 10 Gibbs Rd, 0.07 km away, closed 10 leases at $2,540 per month ($3.62 per square foot, 725 sq ft), leaving the subject $295 below. Valhalla Town Square at 30 Gibbs Rd, 0.13 km distant, logged 17 closed leases at $2,579 per month ($3.88 per square foot, 690 sq ft), a $334 spread. All four competitors posted active lease transactions over the trailing 180 days, so each figure reflects realized market pricing rather than asking-only data.

Thunderbird (One Valhalla - II) leases at $3.63 per square foot with an average suite of 624 square feet, positioning it at the lower end of the comp set on total footprint while matching or exceeding peers on rate per square foot. Against One Valhalla (built in 2012, 709 sq ft), the subject commands a $0.30 per square foot (9.0%) premium yet delivers 85 fewer interior square feet, meaning the $91 lower monthly rent is driven entirely by the smaller footprint rather than a weaker per-unit valuation. Park Terraces at Valhalla Town Square - South Tower (built in 2022, 725 sq ft) shows a similar pattern: the subject carries a $0.01 per square foot (0.3%) premium while providing 101 fewer square feet, so the $295 rent gap reflects area, not asset quality. On the discount side, Triumph (One Valhalla - III, 642 sq ft) trades at $3.67 per square foot, putting the subject at a $0.04 per square foot (1.1%) discount with 18 fewer square feet, and Valhalla Town Square (690 sq ft) sits at $3.88 per square foot, a $0.25 per square foot (6.4%) discount for the subject with 66 fewer square feet. In both discount cases the smaller footprint and lower rate move in the same direction, reinforcing that Thunderbird's value proposition is a compact, efficiently priced suite rather than a rate-driven discount.

Thunderbird (One Valhalla - II) offers an 18-item amenity suite anchored by an indoor pool, hot tub and jacuzzi, sauna and steam room, yoga studio, business centre, and a dedicated dog run, positioning it as a full-service lifestyle building within the Valhalla Inn Road cluster. The subject's indoor pool, hot tub, and sauna/steam room combination is absent from Park Terraces at Valhalla Town Square - South Tower (which offers only an outdoor pool and no jacuzzi) and from Valhalla Town Square (which pairs its indoor pool with an outdoor pool but lacks the hot tub and sauna). The business centre is a differentiator against One Valhalla and Valhalla Town Square, neither of which lists one, giving remote workers and small-business tenants a dedicated workspace. Conversely, the 2022-generation towers (Park Terraces and Valhalla Town Square) include dining rooms, libraries, and fire pits that Thunderbird does not carry, and Valhalla Town Square adds a pet wash station beyond the subject's dog run. The package best serves cost-conscious professionals and young families who prioritize aquatic wellness, fitness, and pet-friendly outdoor space over the dining-and-library amenities of the newer towers, while still accessing a concierge, shuttle service, and rooftop terrace that match the broader peer set.