217 spent six months on the market last year across three separate listings, from $648,888 down to $580,000, without a sale. This analysis rebuilds the number from the ground up: verified sales in your building and the tower next door, adjusted for floor level, parking, locker, and timing, plus a look at exactly what's competing for the same buyer today.
Comparative Market Analysis
18 Uptown Dr, Suite 217
Markham, Unionville · Prepared by Jeffrey Cheng, Foundry Realty · July 2026
"Your Toronto home selling journey, from start to finish."
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Comparative Market Analysis
Contents
What we'll cover
A walk through the data behind the number, then three paths forward.
- 01 Overview
- 02 Who we are
- 03 The subject property
- 04 Comparable sales
- 05 Market value range
- 06 What's competing for the same buyer
- 07 Where the market's been
- 08 Sell now, wait a year, or hold three?
FoundryRealty.ca
Comparative Market Analysis
Overview
Where things stand
Previously listed
$580,000
Expired unsold, Aug 2025
Recommended range
$560K–$570K
Grounded in verified sales
Comparable sales
4
Adjusted for floor, parking, time
Active competing listings
9
Same building & next door
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Comparative Market Analysis
Who we are
Foundry Realty
Three things guide every file we work: staying personal through a process that can feel anything but, being a source you can trust when the numbers get complicated, and letting data, not guesswork, guide the decisions that matter most.
This analysis is built the same way every recommendation is: from verified sales data, not assumptions.
Personal
Trustworthy
Data-driven
Jeffrey Cheng
Salesperson, Foundry Realty
Phone416-233-2071
EmailHello@FoundryRealty.ca
Office1701 Avenue Rd., Toronto
WebFoundryRealty.ca
FoundryRealty.ca
Comparative Market Analysis
03 · The Subject
18 Uptown Dr, Suite 217
Corner unit, Riverwalk Condos, Markham
Bedrooms1
Bathrooms1
Square feet725 (builder plan)
Floor level2
ExposureSoutheast
Outdoor space2 balconies, 110 sqft
Parking1, owned
Locker1, owned
Maintenance$580.10/mo
Property tax$2,560.90 (2024)
Feb 2025
Listed $648,888
Mar 2025
$618,888
Apr 2025
$599,800
May 2025
$580,000
Aug 2025
Expired, unsold
Six months on market, three relistings, no sale. Strong evidence the ceiling sits below $580,000.
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Comparative Market Analysis
04 · Sold Comparables
Comparable sales
Adjusted for floor level, parking, locker, and time since sale
| Unit | Sold | Price | Sqft | Floor adj | Pkg / lkr | Date adj | Adj $/sqft |
|---|---|---|---|---|---|---|---|
| 18 Uptown 1707 | Jun 23/26 | $542,800 | 674 | −$14,000 | −$35,000 | None | $732.64 |
| 18 Uptown 321 | Oct 20/25 | $565,000 | 671 | −$3,000 | −$35,000 | −3.5% | $758.06 |
| 1 Uptown 603 | Apr 10/26 | $548,000 | 730 | −$5,000 | −$35,000 | +1.2% | $704.03 |
| 1 Uptown 509 | Feb 9/26 | $475,000 | 606 | −$4,000 | −$35,000 | +5.3% | $757.39 |
1707 and 321 are in your building. 603 and 509 are in the tower next door at 1 Uptown Dr, a similar-vintage sister building with a comparable but not identical amenity set. Date adjustments are drawn from Markham condo apartment price data, which bottomed in February 2026 and has been recovering since.
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Comparative Market Analysis
05 · The Number
Market value range
$560,000–$570,000
Recommended list price
2025 list · expired
$530K
$600K
The full comparable range runs $545,000–$585,000. Same-building sales alone support the upper half of that, $570,000–$585,000, but 217's square footage is builder-sourced and larger than the MPAC-verified figures for comparable units in your own building, worth flagging before anchoring at the top end. $560,000–$570,000 balances the two.
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Comparative Market Analysis
06 · Active Listings
What's competing for the same buyer
Nine active 1-bed and 1+den units across both towers, ranked by $/sqft
1103
$748/sqft
223
$767/sqft
217 (ours)
$779/sqft
102
$840/sqft
703
$855/sqft
120
$859/sqft
705
$958/sqft
808
$963/sqft
229
$1,009/sqft
Watch 1103 and 223. They're the cheapest entry points in the building right now. 1103 has cut price four times since May; 223 just relisted two days after terminating a higher attempt. Both could pull budget-driven buyers before they reach 217.
705 and 808 support the floor. Both have sat above $549,000 for over a month with no sale, evidence the market isn't currently supporting pricing above the low $500s in this building.
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Comparative Market Analysis
07 · Market Trend
Where the market's been
Markham condo apartment median price, last 9 months
$600.6K
Oct '25
$550.7K
Feb '26market low
$573.0K
Apr '26
$579.7K
Jun '26latest
Chart scale starts at $500K to show the shape of the trend clearly.
Prices bottomed around February 2026 and have been recovering since. They're still down roughly 3.5% from a year ago, but the direction has turned in your favour over the last four months.
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Comparative Market Analysis
08 · Scenario Comparison
Sell now, wait a year, or hold three?
Every path below ends with a sale. Adjust the assumptions live to see how the 3-year outcome shifts.
Calculating…
Market
0.0%
−10%+10%
6.0%
0%12%
Mortgage
3.55%
2%8%
Rapid biweekly, 26 payments/yr, monthly-equivalent –/mo. Term ends Aug 1, 2027.
Variable-rate penalties are typically a flat 3 months' interest, unaffected by time left on the term. Set each independently.
Taxes
35%
20%53%
50% inclusion rate under current law. The home sale itself is never taxed. Principal residence exemption applies in every scenario.
Starting numbers & sale costs
Fixed facts, not adjustable: bought summer 2022, 5-year variable term ending Aug 1, 2027. Maintenance ($580.10/mo) and property tax ($213.41/mo) are held constant across all scenarios.
Net worth at the 3-year mark
–
Sell nowrent + invest, 3 yrs
–
Wait 1 yearthen sell, rent + invest 2 yrs
–
Hold 3 yearsthen sell
Sell now
Rent at today's price, invest the proceeds for 3 years
Net worth, year 3
–
Wait 1 year
Sell once the mortgage term ends, then rent + invest for 2 years
Net worth, year 3
–
Hold 3 years
Keep the mortgage, sell at the end of year 3
Net worth, year 3
–
This is a planning tool, not financial or tax advice. It models one path through many uncertain variables: condo prices, market returns, mortgage rates, and tax rules can all move differently than assumed here. Confirm mortgage penalty, commission, and tax specifics with your lender, brokerage, and accountant before making a decision.
FoundryRealty.ca
Comparative Market Analysis
Let's find the right path forward.
Jeffrey Cheng
Foundry Realty
416-233-2071 · Hello@FoundryRealty.ca
1701 Avenue Rd., Toronto · FoundryRealty.ca
FoundryRealty.ca
Comparative Market Analysis