EI8HTY8 — Rental Market Data

EI8HTY8 at 88 Sheppard Ave E carries three active listings as of August 31, 2026, spanning $2,100 to $2,600 per month with an average asking rent of $2,283 and a median of $2,150. The three suites average 565 square feet at $4.05 per square foot, and two-thirds of the active inventory (66.7 percent) is one-bedroom stock while the remaining third is a one-bedroom-plus-den layout. Inventory skews toward compact entry-level one-bedrooms rather than multi-bedroom executive plans, with no two- or three-bedroom units currently listed.

The dominant active layout at EI8HTY8 is the one-bedroom, represented by two listings and 66.7 percent of available inventory, averaging $2,125 per month across 523 square feet at $4.08 per square foot. The one-bedroom-plus-den tier holds a single listing at $2,600 per month for 650 square feet, equating to $4.00 per square foot. With only three units total, both tiers offer extremely limited selection and renters should expect minimal negotiating leverage on layout choice.

EI8HTY8's active asking rents range from a $2,100 entry point to a $2,600 peak, producing a $500 spread or 23.8 percent differential, with the median asking rent at $2,150 per month. The entry-level suite is a 495-square-foot one-bedroom priced at $4.24 per square foot, while the peak listing is a 650-square-foot one-bedroom-plus-den at $4.00 per square foot. The higher per-square-foot rate on the smaller unit reflects the premium typically attached to compact one-bedroom footprints in this submarket.

EI8HTY8's active den premium is quantified at $475 per month for an additional 128 square feet of space, translating to a marginal cost of $3.71 per square foot for the extra den area. Active parking premiums cannot be reliably isolated from the current sample, as the paired data set is too small or contains anomalous outliers to produce a defensible figure. For reference, verified historical lease data shows a $147 per month parking add-on, but that figure should not be treated as a current active-market quote.

EI8HTY8's active asking average of $2,283 per month at $4.05 per square foot undercuts the North York City Centre asking benchmark of $2,753 per month by roughly 17 percent in nominal terms, yet the building's rate per square foot runs 5.5 percent above the submarket asking average of $3.84 per square foot. The lower nominal rent is explained by the building's more compact 565-square-foot active suite size versus the broader submarket mix, meaning renters are paying a higher per-area rate despite a smaller monthly figure. EI8HTY8 accounts for three out of 216 available listings in the North York City Centre submarket, representing approximately 1.4 percent of total active inventory.

EI8HTY8's average realized lease rent of $2,377 per month sits $1,229 below the overall comp benchmark of $3,606, driven entirely by its compact 625-square-foot suite format rather than a weaker rate position. Among the three active competitors, Pavilion Del Sol at 5 Kenneth Ave (0.17 km, 2 closed leases) averaged $2,950 per month at $2.73 per square foot across 1,125 square feet, placing the subject $573 lower in nominal rent. Rodeo Walk at 30 Greenfield Ave (0.28 km, 8 closed leases) averaged $3,369 per month at $3.04 per square foot across 1,139 square feet, with the subject trading $992 lower. The Atrium II at 65 Spring Garden Ave (0.18 km, 1 closed lease) recorded $4,500 per month at $2.37 per square foot across 1,900 square feet, a single-transaction sample that places the subject $2,123 lower in absolute rent. Pavilion of North York Place at 10 Kenneth Ave (0.01 km) recorded zero closed leases over the trailing 180 days and therefore carries no realized rent benchmark for direct comparison.

EI8HTY8 commands a $3.83 per square foot realized rate—41 percent above the comp average of $2.71 and 2.4 percent above the North York City Centre submarket benchmark of $3.75—while delivering an average 625-square-foot suite that is roughly half the comp mean of 1,388 square feet. Against Pavilion Del Sol, the subject trades at a $1.10 per square foot (40.3 percent) premium while providing 500 fewer interior square feet, meaning the lower nominal rent ($573 less per month) is a direct function of the smaller footprint rather than a rate concession. Rodeo Walk shows the same pattern: the subject commands a $0.79 per square foot (26.0 percent) premium over its $3.04 rate while offering 514 fewer square feet, producing a $992 lower monthly rent. The Atrium II, based on a single closed lease, exhibits the widest gap—the subject trades at a $1.46 per square foot (61.6 percent) premium over its $2.37 rate while providing 1,275 fewer square feet, resulting in a $2,123 lower nominal rent. In every active comparison, the rent differential is a space trade-off: renters accept a tighter interior in exchange for a newer building (built in 2015 versus 1984–1990) and a higher-density urban product, not a discount in per-unit valuation.

EI8HTY8 offers an 11-feature lifestyle package anchored by a dedicated Yoga Studio, Spin Studio, Business Centre, and on-site Restaurant—amenities absent from all four nearby competitors. Every active and reference comp in this pocket includes an Indoor Pool, Hot Tub & Jacuzzi, and Sauna & Steam Room, none of which the subject provides; the older buildings also carry Squash & Racquetball Courts (Pavilion of North York Place, Pavilion Del Sol, The Atrium II, Rodeo Walk), Library & Reading Rooms, and Games & Billiards Rooms that EI8HTY8 does not offer. The subject's differentiators skew toward active-wellness programming (yoga, spin), remote-work infrastructure (Business Centre), and social dining (Restaurant), whereas the 1984-to-1990 cohort leans on aquatic recreation and traditional leisure. This package best serves young professionals and fitness-oriented renters in North York City Centre who prioritize daily wellness routines, co-working access, and casual on-site dining over pool-and-spa resort-style amenities, and who value a building completed in 2015 with modern mechanical systems over the older stock surrounding them.