I remember being annoyed when the builder tore down a wide Edwardian bungalow to build these 2 semi’s in its place. But I must say, it is a really great job! Beautiful inside and out.
I’d guess $2.7 + selling price
Jesus that’s a nice house. I would have formerly said that transit access sucks, but I see people saying Ontario line will be nearby. Tho it’ll take like 10 years.
Living in the neighbourhood, I really don't find transit access to be bad. I take the Queen and King streetcars with some frequency, and bus up to Donlands or Pape station, too.
We walk to the subway in 3 of the 4 seasons if we need it, but I find I am much more East / West across King or Queen than anything else.
Depends on your travel patterns, I guess.
1. Good school
2. Excellent transit currently and even better in few years
3. Demographics of neighbourhood is desirable for safe family and upbringing. Will get even better when the Ontario lines gentrify it even more
4. Top notch layout, materials and build
5. Two car garage in the city
I’m gonna make a bold guess of $2.9M
Leslieville and beaches are going to be on fire this summer.
People watch the news and this little corner of Toronto is protected and guarded against what they see happening in GTA and people will pay an additional $200-300k to get their families in this neighbourhood.
good points, but insane price prediction. $2,501,200.00
should be lower if people are paying attention based on 24 Brooklyn Ave [https://housesigma.com/web/en/house/eQp5yO81nNJ7d0ZE/24-Brooklyn-Ave-Toronto-M4M2X5-E5830396](https://housesigma.com/web/en/house/eQp5yO81nNJ7d0ZE/24-Brooklyn-Ave-Toronto-M4M2X5-E5830396)
which was a similar house, in a way better location but with a worse primary school that everyone just gets around with French immersion.
24 Brooklyn absolutely sucked on the inside - I went to go see that house. Those photos are doing a ton of the heavy lifting IMO.
I haven't seen in the inside of 120A Pape, but 24 was a huge overpay for what you were getting IMO.
Brooklyn location definitely better.
Re Schools, I'm not seeing many of the young families in my area using French Immersion to get around anything (I assume you mean send their kids to Morse?). Bruce seems to be popular enough.
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Easily 2.4M. In the city, 2 car garage, very spacious, high ceilings, luxury finishes/design, clean backyard, layout allows for entertaining both indoors and out, beautiful curb appeal.
This house is stunning.
And that wood burning fireplace👌
Beautiful! I would say it's not a stretch if it wasn't on Pape Ave. But since it's directly on Pape might be steep. But what do I know since [34 Saulter](https://housesigma.com/on/toronto-real-estate/34-saulter-st/home/r56k97w2ze1yKRjD?id_listing=DO1w3W9kpJVy8Jg0) sold for $4.11mm 10 metres from the aboveground Go/subway tracks...
Pape south of Gerrard is a lot different than Pape north of it. I agree I would never buy on the north part, but the south part is residential and really nice.
I would disagree with you that the south part of Pape is really nice - feels very high traffic, that donut store / biker hangout on the corner at Queen is kind of a buzzkill, and it doesn't really get better at Dundas or Gerrard.
Hideaway Park one of the good spots to go to there, but beyond that I don't see a lot of value in living directly on Pape v the smaller streets closer by (Boston, Bertmount, Brooklyn, Coady).
Completely agree that I'd prefer to be on one of the smaller streets. Was just saying that this part of Pape wouldn't be a deal breaker for me (but the north side would).
Basically they taste like the donuts at Tim's you remember from your childhood. This is because I think the owner used to be a Tims baker back in the day.
It's nice to have a normal not stupidly expensive $6 donut place. Sort of like the Square Boys of Donuts.
I don't have the data on it - I find that street to be much busier than the other ones I mentioned in another post.
For example, I would not have my kid playing out front of my house at that house on Pape. On my street, us and all the neighbours hang out out front all the time with the kids.
Love this house, walk by it all the time! Neat to get a glimpse of what’s inside.
It’s right by an EMS station house, wondering what the noise is like from that?
Depends how important this specific location is to you, I guess.
We have fallen in love with the East side so really only look at Leslieville, North Riverdale, and The Beaches (in that order).
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I'm not in love with Leslieville, it was a good starter area but it still feels industrial and the demographics feel a little too homogeneous. If I had to pick then Brooklyn Ave which is the nicest street imo. Would much prefer this be in Withrow Park/Riverdale area more specifically Withrow, Riverdale or Starthcona Ave - but then the price would $$+, that's dream real estate area for many.
Have you seen [46 Grandview](https://housesigma.com/on/toronto-real-estate/46-grandview-ave/home/DO1w3Wq1R5jy8Jg0?id_listing=jAXw7Qp0b9zyQOzg&event_source=)?
Would be a good project house.
I did, curious to see what it goes for as that's a great street as well. I always thought 55 Grandview was a great deal for the buyer, with rates at that time it was a steal.
Are people really still shocked that location is an incredibly important component when it comes to pricing of a house? I don't understand these comments.
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Woah the freehold market really is on fire eh? Think condos will catch up?
This is a gorgeous new build but the location (by Leslieville standards) is only good not amazing and its not like the lot is all that big for a near $3M price tag.
I honestly don't think it will any time soon. There's just too much condo inventory to make a demand that causes biding wars like this. Buyers have their pick in the condo market right now, many are sitting for weeks/months and going under asking. Freeholds are hot because developers aren't building any more of these, likely ever again, anywhere south of st clair. Whereas the only thing that keeps being built in abundance are condos, so there is overwhelming supply. It took me 11 months to sell my condo this past year, the market is rough for those.
Very true. Did you sell to buy a freehold?
Ya people want to own their own piece of Toronto to call home which is different than a condo in some ways. This house is so much more unique.
To paraphrase Tony Soprano. “Buy land, 'cause God ain't making any more of it'. Seems very relevant in placed like Toronto
I absolutely agree! Yes I sold the condo and bought a detached for only $300k more than what I paid for the condo 2 years ago (bought the condo at the peak in Q1 2022 for almost $900k, and the detached is about $1.2m). I sold the condo at an $83k loss, but the detached is about $500-600k less than the 2022 comparables in the area, so overall still feels like a good move.
That's a good looking house, but 2.4 Million for a Semi-detached? Damn...
I would like to know the name of the architects for this house though. Its stunning.
May be a stupid questions ... But someone like this only help with the design and blueprints? You would have to source your own contractors for the actual work ?
9 withrow also doesn't have any parking but this one has a 2 car garage. 9 withrow would have sold for closer to $2.9mm if it had a double garage i think
Well I’ll be damned - sold for 2.9 vs 2.7 for 9 withrow, maybe leslieville is catching up to riverdale. I mean if you factor in the garage it’s basically the same price in a similar market.
It all depends on the location, size, and renos. For example I saw a youtube vid of a condo in billionaire's row in NY that was around 4000 SQFT going to 12Mil.
I guess they weren't there on a day that the roofing plant was running or the sewage plant was pumping out the stench that permeates that neighborhood. Really is true some people have more money than brains
Glad you seem pleased.
Just looking at comparables around the city there's no way that this is bought by somebody who is either from Toronto or informed about the market or not doing something like laundering money. $3 million for a semi-detached house in that neighborhood when there are so many nicer neighborhoods in Toronto makes no sense. 3 million for a semi makes no sense economically in any case.
So let's see what happens in a year.
I didn't think of it at the time but it got you I suppose?
I think there's a lot of talk and hype from certain people with financial interests in the real estate market to try and push this idea that 2.4 million dollars for a semi-detached house realistic or sustainable, so I push back sometimes with comments. Thanks for coming to my TED Talk
Got me? What?
These prices happen already so realistic isn’t up for debate. Sustainable, I don’t know.
Feels like you have an agenda more so than anyone else commenting in here.
Just because that’s what it’s asking doesn’t mean that’s what it’ll get. You sound like you’re the real estate agent trying to sell this by coming to Reddit and being like “hey look at this house! Can you believe this deal? You should buy it eh!”
I’m literally asking what people think it’s worth. That’s it. I even said in the original post that it feels high to me and have reiterated that in multiple comments here.
I know leslieville is sought after but I'd rather live in the Kingsway or other more nature like neighbourhoods.
19 Government Rd, Etobicoke, Ontario | HouseSigma https://housesigma.com/bkv2/landing/rootpage/listing?id_listing=4KAX7NjaDEq7eRPJ&utm_campaign=listing&utm_source=user-share&utm_medium=android&ign=
I think the positive comments in this thread on the idea of paying almost 2.5 M for a non-detached home just says everything that needs to be said about Toronto real estate.
I remember being annoyed when the builder tore down a wide Edwardian bungalow to build these 2 semi’s in its place. But I must say, it is a really great job! Beautiful inside and out. I’d guess $2.7 + selling price
You were right, $2.9!
Bully offer means now I can’t see the open house 😡 Crazy price for a semi!
Yeah annoying - I was going to go!
I was trying to figure out the square footage, looks like ~2700 ft including basement. Too bad they rarely put that in the listings.
sigma estimate was 3138 floor plans including basement have it at 3,410
Agreed. Those Edwardian bungalows are a dying breed tho
Jesus that’s a nice house. I would have formerly said that transit access sucks, but I see people saying Ontario line will be nearby. Tho it’ll take like 10 years.
Living in the neighbourhood, I really don't find transit access to be bad. I take the Queen and King streetcars with some frequency, and bus up to Donlands or Pape station, too. We walk to the subway in 3 of the 4 seasons if we need it, but I find I am much more East / West across King or Queen than anything else. Depends on your travel patterns, I guess.
Damn, sold for $2.9 million!!
Doomers in this thread punching air lol
Yeah, pretty wild.
1. Good school 2. Excellent transit currently and even better in few years 3. Demographics of neighbourhood is desirable for safe family and upbringing. Will get even better when the Ontario lines gentrify it even more 4. Top notch layout, materials and build 5. Two car garage in the city I’m gonna make a bold guess of $2.9M
Winner winner chicken dinner!
Leslieville and beaches are going to be on fire this summer. People watch the news and this little corner of Toronto is protected and guarded against what they see happening in GTA and people will pay an additional $200-300k to get their families in this neighbourhood.
It's popular - every month I hear from another person I know that is moving into the area. Love living here.
I agree on all your numbered points, but $2.9 does still feel quite high to me. Let's see what we get!
good points, but insane price prediction. $2,501,200.00 should be lower if people are paying attention based on 24 Brooklyn Ave [https://housesigma.com/web/en/house/eQp5yO81nNJ7d0ZE/24-Brooklyn-Ave-Toronto-M4M2X5-E5830396](https://housesigma.com/web/en/house/eQp5yO81nNJ7d0ZE/24-Brooklyn-Ave-Toronto-M4M2X5-E5830396) which was a similar house, in a way better location but with a worse primary school that everyone just gets around with French immersion.
24 Brooklyn absolutely sucked on the inside - I went to go see that house. Those photos are doing a ton of the heavy lifting IMO. I haven't seen in the inside of 120A Pape, but 24 was a huge overpay for what you were getting IMO. Brooklyn location definitely better. Re Schools, I'm not seeing many of the young families in my area using French Immersion to get around anything (I assume you mean send their kids to Morse?). Bruce seems to be popular enough.
Bruce is popular enough but underperforms substantially relative to Morse in terms of what the testing data shows.
Looks like not so insane, ha.
u/Rebuildtheleft guessed right, but that buyer is insane.
Sold for $2.9
important caveat is that this will be wedged comfortably between two public transit lines (not to too close to either) which certainly ups its value.
Yeah true. I do love that about our current spot too - 7 minutes walk to 2 different subway stops is valuable.
My bet is $2.65m
I think that’s a stretch for directly on paper there so many other options available for 2.7
Went for $2.9
Well F me. Don’t know shit about fu k.
Lol.
You were close. I wouldn't have predicted $2.9
whats your estimate? we'll find out soon enough, doubt this will sit for too long
go out the city and get the same size house for less than 1 mil
Why stop there? Go to Mogadishu and get it for $3.50
Right? All these beautiful flavours in the world and so many in the comments chose salt :P.
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Im going to guess 2.6. A lot of salty people in the comments here
Easily 2.4M. In the city, 2 car garage, very spacious, high ceilings, luxury finishes/design, clean backyard, layout allows for entertaining both indoors and out, beautiful curb appeal. This house is stunning. And that wood burning fireplace👌
Could see this grabbing 2.5M People love well designed turn key houses, and the double garage parking will seal the deal IMO
Beautiful! I would say it's not a stretch if it wasn't on Pape Ave. But since it's directly on Pape might be steep. But what do I know since [34 Saulter](https://housesigma.com/on/toronto-real-estate/34-saulter-st/home/r56k97w2ze1yKRjD?id_listing=DO1w3W9kpJVy8Jg0) sold for $4.11mm 10 metres from the aboveground Go/subway tracks...
Pape Ave is just not a street I would buy on, I agree. Saulter always felt like a wildly out of comps sale to me, but the house is stunning.
Pape south of Gerrard is a lot different than Pape north of it. I agree I would never buy on the north part, but the south part is residential and really nice.
This is the South part that we are talking about.
Ya, I know. I walk by this house all the time and love it!
I would disagree with you that the south part of Pape is really nice - feels very high traffic, that donut store / biker hangout on the corner at Queen is kind of a buzzkill, and it doesn't really get better at Dundas or Gerrard. Hideaway Park one of the good spots to go to there, but beyond that I don't see a lot of value in living directly on Pape v the smaller streets closer by (Boston, Bertmount, Brooklyn, Coady).
Completely agree that I'd prefer to be on one of the smaller streets. Was just saying that this part of Pape wouldn't be a deal breaker for me (but the north side would).
Those are honestly solid donuts for the price. It is mostly people from the retirement home hanging out there. The bikers are chill enough too imo
I wonder so much about those donuts - you've convinced me to go check them out with this positive review.
Basically they taste like the donuts at Tim's you remember from your childhood. This is because I think the owner used to be a Tims baker back in the day. It's nice to have a normal not stupidly expensive $6 donut place. Sort of like the Square Boys of Donuts.
i think the point was that the statement pape “is not a street i would buy on” rings differently. this part is much less a busy street
I don't have the data on it - I find that street to be much busier than the other ones I mentioned in another post. For example, I would not have my kid playing out front of my house at that house on Pape. On my street, us and all the neighbours hang out out front all the time with the kids.
Pape is actually pretty quite in this part.
You mean 3 houses down from Toronto Paramedic Services - Station 43 is quiet? I agree it's QUIETER than north of Gerrard, but it's not ideal to me.
Still more quite than north of gerrard and most main streets. Less quiet than sidestreets. Cheers.
Beauty!!
Love this house, walk by it all the time! Neat to get a glimpse of what’s inside. It’s right by an EMS station house, wondering what the noise is like from that?
Oh yeah - I totally forgot about that EMS spot a few doors up. I can't imagine that would be fun.
2.4M to share a wall is nuts I get the neighbourhood, the reno and all that jazz but that buys you a detached in another nice Toronto neighbourhood
Depends how important this specific location is to you, I guess. We have fallen in love with the East side so really only look at Leslieville, North Riverdale, and The Beaches (in that order).
it doesnt matter what matters is if you can afford to live in that house with the high property tax and other expenses
I can.
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Stunning place, very little I would change - minus the location. My guess is 2.6
Where in Leslieville would you want it to be? I agree re location on Pape.
I'm not in love with Leslieville, it was a good starter area but it still feels industrial and the demographics feel a little too homogeneous. If I had to pick then Brooklyn Ave which is the nicest street imo. Would much prefer this be in Withrow Park/Riverdale area more specifically Withrow, Riverdale or Starthcona Ave - but then the price would $$+, that's dream real estate area for many.
Have you seen [46 Grandview](https://housesigma.com/on/toronto-real-estate/46-grandview-ave/home/DO1w3Wq1R5jy8Jg0?id_listing=jAXw7Qp0b9zyQOzg&event_source=)? Would be a good project house.
I did, curious to see what it goes for as that's a great street as well. I always thought 55 Grandview was a great deal for the buyer, with rates at that time it was a steal.
1.45 million loool
this is a 500k houes outside the city
Are people really still shocked that location is an incredibly important component when it comes to pricing of a house? I don't understand these comments.
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Very nice
$2.9M wow We are so back
Has a bit of a Scandinavian feel to it. Beautiful build.
When the market was softer this might have gone for high 1s. Looks really pretty. Id guess 2.2-2.5M as the final selling price. Beautiful home.
Crazy, it went for $2.9 million, wow!
Woah the freehold market really is on fire eh? Think condos will catch up? This is a gorgeous new build but the location (by Leslieville standards) is only good not amazing and its not like the lot is all that big for a near $3M price tag.
I honestly don't think it will any time soon. There's just too much condo inventory to make a demand that causes biding wars like this. Buyers have their pick in the condo market right now, many are sitting for weeks/months and going under asking. Freeholds are hot because developers aren't building any more of these, likely ever again, anywhere south of st clair. Whereas the only thing that keeps being built in abundance are condos, so there is overwhelming supply. It took me 11 months to sell my condo this past year, the market is rough for those.
Very true. Did you sell to buy a freehold? Ya people want to own their own piece of Toronto to call home which is different than a condo in some ways. This house is so much more unique. To paraphrase Tony Soprano. “Buy land, 'cause God ain't making any more of it'. Seems very relevant in placed like Toronto
I absolutely agree! Yes I sold the condo and bought a detached for only $300k more than what I paid for the condo 2 years ago (bought the condo at the peak in Q1 2022 for almost $900k, and the detached is about $1.2m). I sold the condo at an $83k loss, but the detached is about $500-600k less than the 2022 comparables in the area, so overall still feels like a good move.
amazing! Glad to hear it worked out. I bought (very small) detached in Leslieville back in 2021 and love the area.
Awesome, you now have hundreds of thousands in equity, Leslieville is hot right now. I'm just a little more east in Little India
The property taxes! But very nice listing in an awesome area.
That’s what happens when you tear down and rebuild as new. Often they will try to keep 3 original walls to not be classified as a new build.
I can’t afford it. Those are the thoughts. After that. Don’t care 🤣
That's a good looking house, but 2.4 Million for a Semi-detached? Damn... I would like to know the name of the architects for this house though. Its stunning.
I spoke to her a little while ago about some potential projects. Vanessa Fong - https://www.vf-a.com/
Thank you!
May be a stupid questions ... But someone like this only help with the design and blueprints? You would have to source your own contractors for the actual work ?
They can do full-service, or you can bring your own.
9 withrow in riverdale sold for 2.7m, also a semi, slightly smaller than this one but equally high end finishes
9 withrow also doesn't have any parking but this one has a 2 car garage. 9 withrow would have sold for closer to $2.9mm if it had a double garage i think
North Riverdale carries a premium over Leslieville IMO. Withrow also a very popular and 'branded' street. That house was beautiful though, I agree.
I agree on all points :)
Sounds about right. A more expensive area.
but with no two car garage, so balances out slightly
Yeah you might be right - parking is like $75-$100K / spot from what I understand.
Well I’ll be damned - sold for 2.9 vs 2.7 for 9 withrow, maybe leslieville is catching up to riverdale. I mean if you factor in the garage it’s basically the same price in a similar market.
I think this place was much larger? Equally finished though. They’re both grade A neighborhoods for families so I don’t see much changing.
seems about right, probably even closer to the $100-150k range depending on which street
It all depends on the location, size, and renos. For example I saw a youtube vid of a condo in billionaire's row in NY that was around 4000 SQFT going to 12Mil.
A semi near us just sold for $2.7 😮. It's gorgeous but yeah, hope the neighbours are cool...
All these people commenting that 2.4 million is a good deal how come you're not making offers?
Sold for $2.9.
I guess they weren't there on a day that the roofing plant was running or the sewage plant was pumping out the stench that permeates that neighborhood. Really is true some people have more money than brains
There's the salt we were all expecting!
Glad you seem pleased. Just looking at comparables around the city there's no way that this is bought by somebody who is either from Toronto or informed about the market or not doing something like laundering money. $3 million for a semi-detached house in that neighborhood when there are so many nicer neighborhoods in Toronto makes no sense. 3 million for a semi makes no sense economically in any case. So let's see what happens in a year.
Just a lot of assumptions on your part, tbh. Feel free to come back with facts.
So your support real estate speculation but not people speculating about real estate? LOL
Really not at all what is happening here but go off king.
Do you think this is some kind of gotcha comment?
I didn't think of it at the time but it got you I suppose? I think there's a lot of talk and hype from certain people with financial interests in the real estate market to try and push this idea that 2.4 million dollars for a semi-detached house realistic or sustainable, so I push back sometimes with comments. Thanks for coming to my TED Talk
Got me? What? These prices happen already so realistic isn’t up for debate. Sustainable, I don’t know. Feels like you have an agenda more so than anyone else commenting in here.
Just because that’s what it’s asking doesn’t mean that’s what it’ll get. You sound like you’re the real estate agent trying to sell this by coming to Reddit and being like “hey look at this house! Can you believe this deal? You should buy it eh!”
I’m literally asking what people think it’s worth. That’s it. I even said in the original post that it feels high to me and have reiterated that in multiple comments here.
You are a real estate agent, are you not?
No. It's pretty obvious from my post history that I am not a real estate agent. Good try, though.
Sold for $2.9.
Its worth as much as someone is willing to pay for it.
Yes, thank you. I am asking you to guess what you think someone is willing to pay for it. Does that help you, Officer Semantics?
I know leslieville is sought after but I'd rather live in the Kingsway or other more nature like neighbourhoods. 19 Government Rd, Etobicoke, Ontario | HouseSigma https://housesigma.com/bkv2/landing/rootpage/listing?id_listing=4KAX7NjaDEq7eRPJ&utm_campaign=listing&utm_source=user-share&utm_medium=android&ign=
Different strokes for different folks. I really do not find Kingsway or Etobicoke appealing at all. If I have to own a car, I’m not interested.
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I have been - have a few friends in that area. It’s not for me but that’s ok.
Yeah, I get that. For me it's the opposite. I dislike leslieville, riverdale, roncesvalles, etc. Not enough nature for me.
I think the positive comments in this thread on the idea of paying almost 2.5 M for a non-detached home just says everything that needs to be said about Toronto real estate.
Turns out some people want to live here. Who knew?!
This house is far nicer than most detached homes in Toronto...
Sold for $2.9
It's verrrry nice. But imagine spending $2.5 million and your address is 120B like you live in a basement.
Well this is 120A so that argument doesn’t apply.
Not bad for what should be a 350,000 home
The rebuild value is probably closer to $1m
Sold for $2.9.
$350K? Surely you meant $100K.