Buying at 7090 Edmonds Street
75 units at Reflections have sold since 2020 at a median of $730,000, achieving 100.6% of asking in about 33 days. Here is what that means for what you will pay — and what to read before you offer.
Sellers here are achieving list price or above, so plan on paying asking rather than negotiating a discount.
What you will pay, by size
Sold figures are what buyers actually paid across all 75 sales. Asking is what is listed today.
| Type | Sold avg | Sold range | Asking now |
|---|---|---|---|
| 1 bedroom · ~703 sq ft | $604,190 | $550K – $650K | $619K – $619K (1) |
| 2 bedroom · ~887 sq ft | $750,485 | $645K – $888K | $749K – $749K (1) |
| 3 bedroom · ~1346 sq ft | $1,125,000 | $1.1M – $1.15M | — |
What to read before you offer
Whether Reflections is a good building to buy into is decided by its documents, not its listing photos. These are the ones that matter, and what each is for.
Saeed Farahani obtains and reviews these with you as part of representing you on a purchase.
Common questions
Is Reflections a good building to buy in?
No one can answer that honestly from the listing alone — it depends on what the documents say. The market record is a starting point: 75 units have sold here since 2020 at a median of $730,000, averaging 33 days on market and 100.6% of asking. What decides it is the strata minutes, the depreciation report and the Form B — whether work is approved but not yet levied, how healthy the contingency fund is, and whether the current fee reflects real costs. Saeed Farahani obtains and reviews those documents with you before you write an offer.
How much can I negotiate at Reflections?
Not much. Units at Reflections have sold at 100.6% of asking in about 33 days, which means sellers are generally achieving list price or above. Budget for paying asking rather than planning a discount, and be ready to move quickly.
What do units at Reflections actually sell for?
75 sales since 2020, from $550,000 to $1,150,000, median $730,000. By size: 1-bed $604,190, 2-bed $750,485, 3-bed $1,125,000. That works out to about $848 per square foot. Asking prices on current listings are a separate question — what sold is what the market paid.
Why are the strata fees at Reflections what they are?
Fees on current listings average $347 a month, ranging $302 to $391 by unit size, which is about $0.43 per square foot. Per square foot is the only fair comparison — a larger suite paying more is not the same as an expensive building. A fee that looks high often reflects a well-funded contingency, or amenities and utilities bundled into it; a fee that looks low can mean deferred maintenance and a levy ahead. The depreciation report and recent minutes are what distinguish the two, and Saeed will go through them with you.
What is for sale at Reflections right now?
2 units are currently listed, asking $619,000 to $749,000 (about $857 per square foot). Current listings and photos are on the building page.
What amenities does Reflections have?
Amenities, bylaws and strata details for Reflections are set out in full on the building page, alongside current listings. This page covers the buying decision rather than repeating them.
Figures are drawn from recorded MLS® sales and current listings at Reflections (EPS643) from 2020 onward and describe the building, not any individual home. Nothing here is a substitute for reviewing the strata documents. See amenities, bylaws and current listings →
Why work with Saeed
Real estate expertise you can count on — reach out any time.