Parkview Place — Rental Market Data

Parkview Place's average realized lease rent of $2,419 per month sits $53 below the four-comparable benchmark of $2,472, positioning the subject slightly under the immediate Markham Road corridor average. GreenLife Golden at 7400 Markham Rd (0.13 km, five closed leases) averaged $2,400 per month at $2.59 per square foot across 936 square feet, meaning Parkview Place commands a $19-per-month higher rent than that nearest peer. GEM – Greenlife East Markham at 7325 Markham Rd (0.24 km, nine closed leases) averaged $2,487 per month at $2.54 per square foot over 994 square feet, placing Parkview Place $68 per month lower in nominal rent. GEM 2 at 39 New Delhi Dr (0.28 km, two closed leases) recorded an average of $2,500 per month at $2.76 per square foot across 925 square feet, with Parkview Place trading $81 per month below that figure. Prentice Place at 7340 Markham Rd (0.40 km, one closed lease) also averaged $2,500 per month but at just $2.09 per square foot over a much larger 1,195-square-foot suite, again $81 above Parkview Place's realized rent. All four competitors posted at least one closed lease transaction in the trailing 180-day window, so each provides a realized pricing reference rather than a listing-only data point.

Parkview Place leases at $2.70 per square foot across an average 913-square-foot suite, a rate that sits above the four-comparable average of $2.50 per square foot yet below the Markham East submarket benchmark of $3.26 per square foot, while its interior footprint runs roughly 100 square feet smaller than the 1,013-square-foot comp norm. Against GreenLife Golden, the subject trades at a $0.11 per square foot (4.2 percent) premium while providing 23 fewer interior square feet, so the higher per-foot rate is partially offset by a slightly tighter layout that keeps the absolute monthly rent only $19 above that competitor. Versus GEM – Greenlife East Markham, Parkview Place commands a $0.16 per square foot (6.3 percent) premium yet delivers 81 fewer square feet, meaning the nominal rent actually comes in $68 per month lower because the smaller footprint absorbs the rate differential. Against GEM 2, the subject trades at a $0.06 per square foot (2.2 percent) discount while providing 12 fewer interior square feet, producing a $81-per-month lower total rent driven by both the lower rate and the marginally smaller suite. Prentice Place presents the sharpest contrast: Parkview Place carries a $0.61 per square foot (29.2 percent) premium over that building's $2.09 rate, yet the subject's 913-square-foot layout is 282 square feet smaller than Prentice Place's 1,195-square-foot average, so the higher per-foot pricing is more than neutralized by the reduced footprint, leaving the subject $81 per month cheaper in absolute terms. In every active comparison, the rent variance is driven primarily by interior square-footage differences rather than a fundamental gap in asset valuation.

Parkview Place offers a four-item amenity package—Concierge & Security, Meeting Room, Party & Lounge Room, and Pet Wash Station—that is leaner than every nearby competitor yet includes one feature no rival in this cluster provides. The Pet Wash Station is the building's signature differentiator; none of the four comparables list an equivalent facility, making it a genuine lifestyle perk for pet-owning tenants in the Markham East pocket. On the other hand, all three GreenLife-branded buildings (GreenLife Golden, GEM, and GEM 2) include a Gym & Fitness Centre that Parkview Place does not offer, and GEM additionally provides a Yoga Studio, BBQ Area, Games & Billiards Room, and Dining Room & Kitchen that have no counterpart at the subject. Prentice Place, the closest in construction era (built in 2008), matches Parkview Place on Concierge & Security, Meeting Room, and Party & Lounge Room but likewise lacks a pet facility. The net effect is a building that trades fitness and social-recreation breadth for a targeted convenience—on-site pet grooming—while maintaining the core concierge, meeting, and lounge infrastructure expected in a mid-size Markham apartment. This package best serves cost-conscious, pet-owning professionals and small households who value a low-maintenance, no-frills residential environment with a practical daily convenience rather than a resort-style amenity suite.