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Side-by-side in Toronto's Bloor-Yorkville area, two high-rise residential projects, 11 YV and The Pemberton continue to progress at dramatically different speeds.
Site clearance for the 44- and 68-storey conjoined towers of The Pemberton began in late November 2018 with the start of demolition of the Toronto Parking Authority's large Yorkville garage, and was followed by the beginning of shoring work for excavation in June 2019. Demolition at the smaller, single 66-storey tall 11 YV site to the immediate east began in July, 2021, and by the time 11 YV's shoring work for excavation began in late November, 2020, the Pemberton site next door was about halfway through excavation.
Designed by Sweeny &Co Architects Inc. for Metropia, Capital Developments, and RioCan Living, 11 YV is how closing in on completion, with final glazing and podium work well underway. To the west, The Pemberton, designed by architects—Alliance for the Pemberton Group, recently emerged above grade after a prolonged excavation for its extra-deep and large seven-level underground garage.
When UrbanToronto last reported on the pair in September, 2024, 11 YV had just topped off, and The Pemberton was still working below grade.
Looking southeast in January, 2025, the dismantling of 11 YV's construction hoist is underway on the west elevation of 11 YV, revealing a patchwork of unfinished cladding across the west face of the tower. The exposed sections, previously concealed by the external hoist, show temporary panels and incomplete window wall installation awaiting installation of capless double glazed window sections with associated spandrel panels. The partially dismantled mast remains visible behind The Pemberton’s first crane. In the background to the right, The One continues its ascent.
Captured in February, 2025, looking northeast, 11 YV appears behind The Pemberton's second crane, showing some progress on installation of the missing glazing. Three vertical bays await cladding for the tower’s upper levels. A number of floors have sections sheathed in temporary wood hoarding — every third floor on the lower portion, and two additional floors above the step-back.
In this close-up, as more glazing gets installed, the 42nd through 65th floors have large sections of glazing incomplete. Smaller voids persist on the right of the inset balcony stack, which begins at the 42nd floor and is outfitted with dark-tinted glass guards.
The east and west volumes, featuring inset balconies, end with the 65th floor, creating a final step back for the 66th floor and mechanical penthouse levels. Seen here in March, 2025, scaffolding is mounted atop the east face, while most cladding is now in place, other than for two unfinished vertical strips awaiting attention to the left.
As of this month, 11 YV displays temporary branding across dark-tinted glazing framed by limestone and granite veneers, arranged in vertical bands between retail bays. Canopies cantilever over the ground and second storey windows of the podium. To the south, green and white weatherproofing await stone veneer installation, being addressed by a telescopic boom lifts. Construction materials are staged in the laneway between 11 YV and The Pemberton.
Also this month, a high vantage point looking northwest captures The Pemberton finally showing progress above ground, with forming now one storey tall on the west side and two storeys for a portion of the east, with some formwrok proceeding on the third level as well. The orange crane on the left is for the 44-storey west tower, with the white and red crane on the right serving the east 68-storey tower.
11 YV stands at 213m and will house 674 units, while The Pemberton will rise to 215.79m with 1,079 units.
UrbanToronto will continue to follow progress on these developments, but in the meantime, you can learn more about them from our Database files, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.
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UrbanToronto has a research service, UTPro, that provides comprehensive data on development projects in the Greater Golden Horseshoe — from proposal through to completion. We also offer Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.
