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New in Toronto Real Estate: 383 Sorauren

Posted by Sarah Ratchford / April 11, 2013

383 Sorauren383 Sorauren Avenue as a condo development is basically still a fetus. The sales office just opened last weekend, and the condos themselves won't be ready for moving day until fall 2016. As the city expands ever outward, though, condo life is getting pushed farther west. Behold: the latest condos in family-focused Roncesvalles.

383 SoraurenSPECS

Address: 383 Sorauren Ave.
Floors: 11
Total number of units: 161
Elevators: 2
Types of units: studio, one bedroom, one plus den, two bedroom, three plus den, townhouses on the first floor, penthouses.
Unit sizes (in square feet): 470 to 1500
Ceiling heights: 9'0" to 10'0"
Prices from (available units): $250,000
Maintenance fees: $0.48
Developer: Gairloch and Centrestone Urban Developments Inc.
Amenities/building features: Fitness room, outdoor lounge, guest suite

383 SoraurenTHE GOOD

The developers have paid attention to the importance of outdoor space here. Every unit will be equipped with a balcony of sorts, and there's a communal outdoor space as well. And while these condos are definitely, um, condo-sized, their stark whiteness comes off as more gallery-esque than boring and drab. There's also en-suite laundry, and en-suite baths off of the master bedrooms. Ceilings will be exposed concrete, and there's a choice of interior finishes.

As for the neighbourhood, it has most of the amenities of downtown living, minus a little noise, the hectic atmosphere and subways (do I sound like Rob Ford?). Mitzi's and Balluchon are just down the street for brunch and coffee dates. There are countless awesome fruit and veggie markets on Roncesvalles, just a main street over. Even with all of this, the area is quiet enough that you can hear birds singing and children playing other such things that make people feel happy and warm inside.

383 SoraurenTHE BAD

These condos run the risk of feeling very cell-like. The washrooms look like they belong in a middle-of-the-road hotel. The suite pictured goes for $391,900. If I'm spending $391,900, I don't want to feel like I'm chillin in a HoJo. The model kitchen is also rather anonymous (read: I almost walked through without noticing it). There are condo-sized appliances and very minimal counter space. In fairness, though, this is a pretty common issue when it comes to condo living, and unless cooking is a major hobby, the space is serviceable. But then there are the terribly teensy closets, and that, ladies and gentlemen, could be a deal-breaker for the fashion-inclined.

The model I toured is really light on storage. Other than the aforementioned narrow bedroom closets, there's a hall closet, and that's about it. (Again, a common hazard with condos, and could be remedied by vertical storage solutions). The gallery-esque appearence I refer to above also just might have something to do with the fact that the model suite I visited was fully outfitted by an interior designer. Your unit might not look so pretty.

For some, the family vibe of this neighbourhood might actually be a bad thing, as well. The 'hood is pretty tame. There are a few bars nearby on Roncesvalles, but most spots close pretty early, and the area can be pretty dead by 11 p.m. or so.

383 SoraurenOUR TAKE

If you want a relaxed space in a sought-after neighbourhood, and you're not an aspiring chef or a snob for lovely washrooms, then this place is..alright. It just depends on what you're after. Some people are into the plain Jane condo feel, but overall this place seems like it's coming up short of its potential.

383 SoraurenRead other posts in this series via our Toronto Condos and Lofts Pinterest board

Photos by Andrew Williamson.

Discussion

19 Comments

AmH / April 11, 2013 at 10:17 am
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I count 9 floors not 11. The exterior is a nice change.
JJ / April 11, 2013 at 10:21 am
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I think it's just a little too far West for me. Though the space in this shoe box looks very usable and the fixtures look pretty nice. I like the wood accent cabinets and the lights over the island.
Paul replying to a comment from AmH / April 11, 2013 at 10:25 am
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There’s 2 more floors on top set back from the front of the building
Sally / April 11, 2013 at 10:26 am
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model suite looks stunning. love the architecture. one of the nicer condos i have seen. this writer always seems down on condos.
Betty / April 11, 2013 at 10:27 am
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If availability of bars is what influences the decision to buy a condo, there are several not too far east on Dundas: Wallflower, 1602, Mr. Pong's, the Henhouse, Black Dice.
george / April 11, 2013 at 12:00 pm
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I like this neighborhood, and this small condo will be a nice addition (even though I'm sure there will be groups opposing the height).

The model suite is a little deceiving...this is a new building right? What kind of ceiling will the suites have? Certainly not wood.
Robert Murdoch / April 11, 2013 at 05:03 pm
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This house is for sale just down the street, a far better deal:

http://bit.ly/56CarlawBlogTO
RB deluxe / April 11, 2013 at 07:45 pm
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Ms. Ratchford clearly has a hate-on for condos. Condo living is all about minimalism, which is a reality of living in a growing city. If you want massive storage and expansive counter-space you have to move to the suburbs or fork over 700k+ in this neighbourhood. Her critiques have more to do with the inherent nature of condo living than this project in particular.

For the average-joe this building is an affordable option if you want to purchase in this awesome neighbourhood. Further, a boutiquey, well designed building like this is far preferable to the more bland howard park option down the street. This building is stunning. aA did a fantastic job.
E. Toby Coke replying to a comment from Robert Murdoch / April 11, 2013 at 09:11 pm
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Yep, right down the street!
John Labatt / April 11, 2013 at 11:16 pm
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I tried to explain to the Architect community that we have to many Condo`s in Toronto and some of them will not sell any units. This is a prime example of what im taking about. The empty buildings some of them 40-50 stories high of unsold high end condo`s after being empty seveal years. These unsold units are the places our grandchilren will be buying Crack.
Allurban / April 11, 2013 at 11:43 pm
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John Labatt, where are these places? Any chance the property could resell these places at a lower price ... you know, like the airlines make seats available
Huh? replying to a comment from John Labatt / April 12, 2013 at 07:09 am
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Re: John Labatt - in order for these condos to be built they must be sold.... People think that developers throw condos into the sky and then sell them afterwards but its not true. Before developers even put a shovel in the ground 75% of the units have been purchased.
If the demand dies condo development will also die. Its a self-regulating system.
Grumpy replying to a comment from John Labatt / April 12, 2013 at 09:58 am
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How is this particular building a prime example of what you are talking about? Right now it's blueprints, floorplan, a sales office and a model unit. Nothing more. No shovels in ground, nothing. It's in sales mode at the moment. As others have pointed out to you repeatedly, in order for a condo to start building, 75% of the units must be sold. No sales means no digging the hole in the ground. If you have been reading as much about 'reel estate' as you claimed in the other thread, you would know this.
cathie / April 12, 2013 at 03:11 pm
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Some very poor floorplans here. So many long, wasted space hallways and bedrooms with no windows. Look at unit A1- a studio with 448 sq.feet That's a good amount of sq. footage and more than enough space to squeeze in a separate bedroom or at least a sleeping alcove. But they've incorporated a long useless huge hallway so the kitchen/bdrm/living space is only 13 x 14 feet. Hotel rooms are bigger than that. There's something better out there, for sure.
John Labatt replying to a comment from Grumpy / April 12, 2013 at 10:55 pm
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75% of the units are sold to who? They are sold as consinments. Then they are flipped. People who have bought these condo to live in are in so much debt they cannont afford drapes or furiture. If you drive down the gardener you will see people inside there condos just wandering around with no drapes or furniture. These people who have bought these condo`s will have a major problem selling them when the widows pop out and balconys need replaceing. they will have no choice but to fork out 20k for repairs cause you cant sell a condo with plywood as your windows. now you know whats going on.
Andrew la Fleur / April 13, 2013 at 09:59 am
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This is a beautiful building by one of the best architect's anywhere and for the most most part is priced very well given the location. It will sell well and be a great addition to the 'hood.
Jordan / April 13, 2013 at 06:24 pm
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That will absolutely never look dated. Oh well, at least they're not ripping down the linseed factory just yet.

Also, $0.48 means 48 cents. If so, that's a great deal on maintenance fees.
Huh? replying to a comment from John Labatt / April 14, 2013 at 05:27 pm
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Re: John Labatt - You have no idea what you are talking about. No need to waste my time responding any further.
Josephine / June 27, 2013 at 10:05 am
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I am finding it hard to get a high-quality TV cabinet that
doesn't have compartments etc at a child's level.

I would love something high enough to ensure that sticky hands are
unable to touch the screen but with something decorative on the unused space.

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