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4001 - 35 MARINER TERRACE, Toronto, Ontario · Toronto, Canada · RInvestments

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Toronto, Canada

4001 - 35 MARINER TERRACE, Toronto, Ontario

1 bath · 600 sqft · Apartment property in Toronto, Ontario imported from Realtor.ca.

Available

Asking price

US$525,326≈ C$709,900 native

All-in. No markup. Refundable reservation deposit.

Reserve this property

4001 - 35 MARINER TERRACE, Toronto, Ontario photo 1

Projected ROI

11.4%

Monthly cashflow

$180

Annual appreciation

5.0%

Asset class

Apartment

Property features

Features

Bedrooms

1 bedroom

Bathrooms

1 full bath

Living area

600 sqft · high-floor

The neighbourhood

CityPlace is Toronto's highest-density residential node, wedged between the financial district, the waterfront, and the Rogers Centre/Scotiabank Arena entertainment corridor. 35 Mariner Terrace sits inside the Harbour View Estates complex — a mature, fully-amenitized enclave with direct skywalk access to Union Station via the PATH. Walk Score and Transit Score both sit in the high 90s, and the tenant pool is deep: finance professionals, consultants, MBA and law students at U of T and Ryerson/TMU, and a steady stream of corporate relocations.

The property

Unit 4001 is a 600 sqft one-bedroom on the 40th floor — a true high-floor suite with unobstructed lake or skyline exposure that commands a clear premium over low-floor stock in the same building. The efficient one-bath layout is the most liquid floorplan in the downtown rental market, consistently leasing in under two weeks. Building amenities include indoor pool, gym, squash, theatre, guest suites, and 24-hour concierge — features that let the unit compete directly with new-build rentals at a materially lower entry price.

The investment case

At $1,183/sqft, this unit is priced roughly 15–20% below comparable new-construction pre-con in the same postal code, and below its own 2022 peak — a rare re-entry window in a supply-constrained core. Downtown one-bedroom rents have reset to $2,400–$2,600 after the 2024 correction and are now growing again on the back of record immigration and a near-frozen condo completion pipeline for 2027–2029. Buy the dislocation, hold through the supply trough.

Listing data

Property details.

Every figure here is sourced directly from the listing data.

Address: 4001 - 35 Mariner Terrace · Toronto, M5V3V9
List price: $709,900 CAD
Living area: 600 sqft

Why we picked this

The investment thesis.

01Location

Walk-to-work downtown, at a suburban price per foot

Mariner Terrace is an 8-minute walk to Union Station and the Bay Street financial core. Tenants pay a premium for commute elimination, and this address delivers it without the new-build pricing tax of King West or the waterfront towers.

02Entry basis

Below replacement cost in a supply-starved core

New construction in downtown Toronto now pencils above $1,500/sqft all-in. Acquiring a fully-amenitized high-floor suite at $1,183/sqft is a structural discount to replacement — a margin of safety that protects downside and compounds as new supply stalls.

03Tenant demand

Three demand engines, one address

Market analysis

Why this market, why now.

Toronto's downtown condo market is working through a cyclical reset, not a structural decline. Prices are 10–15% off their 2022 highs while the city has added over 400,000 net new residents in the same window — a dislocation between fundamentals and pricing that rarely persists. Rents softened modestly in 2024 as investor-completion supply peaked, but CMHC's Fall 2024 report already shows purpose-built vacancy tightening back toward 1.4% in the core. The forward setup is what makes this entry point unusual. Pre-construction sales have collapsed, developer insolvencies are rising, and the pipeline of new condo completions drops sharply after 2026. Meanwhile, federal immigration targets, the return-to-office mandates across Canada's big-five banks, and sustained international student demand at U of T and TMU all point to accelerating absorption against shrinking supply. For a cash-flow-and-appreciation investor, CityPlace specifically offers the tightest correlation to downtown employment of any submarket in the GTA. A 600 sqft high-floor suite at Harbour View Estates should lease at $2,450–$2,550 today, with a realistic path to $2,800+ by 2028 as the supply cliff bites.

$1,183

Price per sqft · vs ~$1,450 new-build downtown

~1.4%

Downtown Toronto rental vacancy (CMHC)

-80%

Toronto condo starts 2024–25 vs 2021 peak

Monthly cashflow projection

A year-by-year view of expected monthly distributions, with labels placed above the bars so the trend is readable at a glance.

Starting

$180

Projected monthly cashflow at the beginning of the hold.

Stabilized

$550

Projected monthly cashflow by the end of the model.

Growth

205.6%

Increase across the forecast period.

ROI contribution

Each return driver is separated, labeled outside the bar area, and colored distinctly so the contribution stack is easier to compare.

Top driver

Appreciation

5% of modeled annual return.

Total model ROI

11.4%

Combined contribution across all listed drivers.

Market cap rate comparison

The subject asset is highlighted against the comparison set so the relative yield position is immediately visible.

This asset

4.1%

This property

Peer average

3.6%

Average across the comparison set.

Spread

0.5%

Difference versus peer average.

Projected appreciation curve

A larger area chart makes the value trajectory easier to scan across the full holding period.

Entry value

$710K

Modeled starting property value.

Exit value

$1.1M

Projected value at the end of the model.

Value lift

$390K

Estimated appreciation across the hold.

Annual expense breakdown

A donut chart shows the mix, while the ranked list keeps every label readable outside the graphic.

Annual expenses

$1,120

Modeled annual operating cost.

Largest line item

Condo fees

$545 annually.

Expense mix

Property tax33%

Condo fees48.7%

Insurance4.9%

Vacancy/maintenance13.4%

Scenario comparison

Cashflow and annual return use separate axes, so dollars and percentages no longer compete on the same scale.

Scenarios

Return cases modeled side-by-side.

Next steps

Interested? Get the full picture first.

We will confirm availability, share the underwriting pack, and walk through fit, reservation terms, and any better alternatives before you make a decision.

Protected until the numbers make sense

Refundable reservation deposit until underwriting is approved.
Title registered directly in your name or chosen entity.
Funds flow through regulated escrow only.

Fit check

We confirm your goals, timeline, and whether this property is still a match.

Underwriting pack

You get assumptions, comps, operating notes, and reservation terms before committing.

Reserve when ready

A refundable hold starts only after you are comfortable with the numbers.

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