Low-Rise Condo

Spruce Villas

384 Erb Street West, Waterloo, ON N2L 1W6

Year Built

1988

Total Units

Storeys

Available Units in Spruce Villas

Units for sale

Units for rent

Live MLS · Updated daily

Overview

Spruce Villas was completed in 1988 by. While some buyers associate high maintenance fees with older buildings, maintenance fees at 384 Erb Street West are only $0.72 per-square-foot. These Beechwood condos for sale offer floor plans that are more spacious than most modern condos; there are 28 suites in this 4-storey residence, and units range from 999 square feet to 1099 square feet.

Maintenance fees are $0.72 per-square-foot, which is higher than the neighbourhood average of $0.61 per-square-foot.

Year Built

1988

Property Type

Low-Rise Condo

Storeys

Total Units

Management

Harbour Concepts Inc.

Amenities

Fitness Centre

Sauna

Visitor Parking

Party Room

Price History

4 records

Loading history…

Market Stats

—

Avg $/sqft

Steady

YoY change

—

Avg days on market

Location & Walkability

Walk Score

—/100

Daily errands on foot

Transit Score

—/100

TTC, GO, subway access

Bike Score

—/100

Bike lanes & infrastructure

Neighbourhood in Waterloo

Beechwood

family-friendly community-oriented suburban

Beechwood is a neighbourhood in Waterloo, Ontario. It offers a mix of residential options and community amenities.

Median home price is $485,900 Diverse housing options available Good schools with an average rating of 6.8 Close to parks and playgrounds Strong community with a population of 11,233

Day to dayLivability

6.8

Schools near listings

out of 10 · averaged over 125 past and present listings

Fraser Institute ratings within 2 km of each listing, closer schools weighted more

Each score is an average over this area's own listings and is shown only where at least 5 of them carry one. Scores are reported by listing agents, not measured by HOMEH.

What it costsAffordability

Median asking price

$485,900

16% below Waterloo 32% below Ontario

In Beechwood

$485,900

In Waterloo

$579,900

In Ontario

$710,000

Median monthly rent

$2,500/mo

14% above Waterloo On par with Ontario

In Beechwood

$2,500

In Waterloo

$2,200

In Ontario

$2,500

≈ 16.2 years

Of rent to match the purchase price

On the marketMarket snapshot

For sale

Median $485,900

Condos 5 · Houses 4

For rent

Median $2,500

Recently sold

Recently leased

Market data as of 2026-10-22. Sold and leased figures are neighbourhood medians over the last 12 months, published only where at least 5 homes closed — never a single sale.

The honest readPros & cons

What people love

Affordable compared to city median prices
Family-friendly environment
Access to several schools and parks
Diverse community with a mix of ages

Keep in mind

Limited public transit options
Higher rental prices compared to city median

The feel of the placeLifestyle

Daily life in Beechwood is relaxed, with families enjoying local parks and schools. The community is vibrant and welcoming.

Great for first-time buyers families young professionals

Within the boundaryWhat's nearby

The boundary

4.1 km²

Every count and every census figure on this page was measured inside this line — not within a circle drawn around a centre point.

Parks

Playgrounds

Grocery stores

Restaurants

Cafés

Gyms

Libraries

Pharmacies

Counted across all 4.1 km² of Beechwood. From OpenStreetMap, as of 2026-10-19.

The schoolsWhich schools, and how they rate

6.6/10

Average rating of the 1 rated school in this area

Elementary

Keatsway Public School
Public · Grades JK–6 · Waterloo Region DSB
6.6/105.9 over 5 yrs
1,165th of 3,045 Ontario elementary schools
365 students · EQAO 2024-2025
Centennial (Waterloo) Public School
Public · Grades 7–8 · Waterloo Region DSB
Not rated
415 students
Oxford Learning Waterloo
Independent
Not rated

Ontario Ministry of Education school registry; ratings from the Fraser Institute report card. These are the schools that stand inside Beechwood, not a catchment — most Ontario boards do not publish attendance boundaries, and we will not draw a line we cannot source. Confirm enrolment with the school board before you buy.

The peopleWho lives here

11,233

Population (2021)

7.2 km²

Area

1,566

People per km²

37.7

Median age

$105,151

Median income

58%

Own their home

2.5

People per household

4,260

Households

Every age

Children (under 15)13.3%
Working age (15–64)64.3%
Seniors (65+)22.5%

What is built here

Detached houses46.2%
Semi-detached4.1%
Townhouses14.7%
Duplexes2.5%
Low-rise apartments11.2%
High-rise apartments20.7%

Own or rent

58%Owners

42%Renters

Across 4,260 households

When it was built

Mostly 1961–1980

1960 or earlier4%
1961–198051%
1981–199022%
1991–20009%
2001–20058%
2006–20103%
2011–20152%
2016–20211%

Share of occupied homes, by the era they were built in. Bars are drawn against the busiest era, not against each other, because the eras are not the same length. The eight shares are unlikely to total exactly 100: Statistics Canada rounds each era's count to the nearest 5 before publishing it, so we print what the census reports rather than adjusting a figure to make the column add up.

27.4%
Born outside Canada: 51%
Hold a degree or higher: 54.2%
Employment rate: 7.1%
Commute by transit: 80.3%
Commute by car: 1.8
Children per family: $89,357
Median income after tax: $130,271
Average household income: 12%
Living on a low income: $1,312/mo
Renters pay, per month: $1,331/mo
Owners pay, per month: $724,969
Median home value at census: 28.9%
Renters spending 30%+ of income on housing: 12.5%
Owners spending 30%+ of income on housing

Statistics Canada, Census of Population 2021. Added up from 15 census areas inside the boundary. Medians and rates are a population-weighted average of dissemination-area figures.

Sources: HOMEH listings, Statistics Canada, Census of Population 2021, OpenStreetMap