the MASH

AND IT WENT FOR - 223 Wright Avenue - RONCESVALLES

2016-10-04T16:55:00.000-04:00

Last Monday, I posted this 4+1 bedroom, 2 bathroom house on a 26.7 x 132 foot lot at 223 Wright Avenue in Ronvesvalles.

It was a good looking house (perhaps better without the ivy) and if you were into the broody style inside...

It was perfect.

I mentioned that some paint and removal of some of the dark wallpaper with perhaps a lighter counter top in the kitchen could completely transform the house if you weren't into the steampunk look.

It was listed at $1,499,000.

Even though it only had 2 bedrooms, I thought it would sell around $1,685,000.

Turns out, 3 people didn't care that there were only 2 bathrooms because this house sold...

For $1,803,000.

PRICE DROP - 62 King Edward Avenue - WOODBINE-LUMSDEN

2016-10-04T12:31:00.004-04:00

At the end of August, a reader sent in the listing for this 3+1 bedroom, 2 bathroom detached house on a 17 x 127 foot lot at 62 King Edward Avenue in Woodbine-Lumsden.

And when I saw the front of the house, all I could think was...

What is that!?!

I had never seen anything like it.

Inside, it wasn't the worst flip but it wasn't amazing.

It had looked like this in September 2013 when it was listed at $599,000...

It was relisted at $748,899.

It hasn't sold and the price has been dropped. The new asking price is...

$690,000.

listing

AND IT WENT FOR - 66 Tranby Avenue - ANNEX

2016-10-03T17:02:00.000-04:00

In July, I posted this 4 bedroom, 4 bathroom semi with 1 parking spot on a 22.5 x 99 foot lot at 66 Tranby Avenue in the Annex.

It was a flip done by 3Gen Developement Group with the help of architects, WilliamsonWilliamson Inc..

It was a great house.

But it was initially listed at $3,800,000 and considering that the 3 bedroom house around the corner at 51 Bernard Avenue...

Had just sold for $3,352,500...

That was probably a little high....just a little. I thought perhaps they could throw in the lights for that price.

It didn't sell and the price was dropped in September to $3,699,000. I thought it was still a little high but definitely close.

And it was. This house sold...

For approximately $3,600,000.

115 Craven Road - LESLIEVILLE

2016-10-03T13:45:00.000-04:00

This is a 2 bedroom, 1 bathroom row house on a 12 x 73 foot lot at 115 Craven Road in the east end of Leslieville.

It is definitely not a big house at only 792 square feet but, as a condo alternative, it's great.

The first floor kind of reminds me of the semi at 9 Murdock Avenue...

Especially with the stairs in the middle of the house. But this house is larger.

It has a bigger living room and there is a room at the back that acts as the dining room. The Murdock house doesn't have a dining room.

The kitchen isn't as up to date but it is still a good usable kitchen with a fair amount of storage for a small house. It's just a little rough around the edges with some wonky drawers...

And the one bathroom is a really small bathroom...

And the wood panelling seems to be covering something up (see outlet)...

I'm just not sure what.

But overall, it's a good house.

It is a listed at $559,000.

There is no parking and it is a narrow row house...

But it is shows really well and it's near Queen Street and the streetcar.

This house won't sit for long.

listing

AND IT WENT FOR - 32 Crescent Road - ROSEDALE

2016-10-01T22:52:00.000-04:00

On Thursday, I posted this 4 bedroom, 4 bathroom house on a 38 x 125 foot lot with a garage and a total of 6 parking spots at 32 Crescent Road in Rosedale.

It was steps to Yonge Street, the first floor was renovated, the bathrooms upstairs had recently been renovated, the backyard was re-stoned(?), and apparently the front was redone.

It had last sold in 2014 when it was listed at $3,425,000 and looked like this...

I didn't get it. I thought the house, with the location, was more than a $3.5 house but the backyard was small for the size of the house.

I thought it could have been a $3,650,00 house but it would probably sell for $3,425,000. After a price drop to $3,499,000, it sold for $3,430,000.

It was listed again after a little over 2 years for $4,495,000.

Without changes, the house at a 10% compound interest would make this a $4,150,000 house (I did my math wrong, should have been $4,270,000).

And on top of that were the bathrooms, the backyard, and the front....so, a few hundred at the most.

Although I couldn't figure out why it hadn't sold at the asking price 2 years ago because I thought it was a deal, that was the sold price and I thought this new price might be a little overpriced.

Either I was right the first time around or there were issues to be fixed that I didn't see...

Or the market is totally not the same...

Or it was a fluke that it didn't sell then for more...

Because this house just sold in 2 days...

For $5,260,000.

(thanks to the reader who sent this in!)

AND IT WENT FOR - 19 Ottawa Street - SUMMERHILL

2016-10-01T10:06:00.000-04:00

Two weeks ago, I posted this 4+1 bedroom, 4 bathroom house on a 19 x 85 foot lot at 19 Ottawa Street in Summerhill.

It was a flip of a house that looked like this when it was listed in April 2015 for $1,198,000...

When a reader sent it in and said it was back on the market, I was very excited to see the photos because this was a rare detached house that had a ton of potential.

And when I saw the photos, I thought...

It was a flip and it looked like a flip.

There was nothing that was really bad (other than the backsplash). In fact it was pretty good. It was just boring.

Pre-flip, it sold for $1,426,000.

Post-flip, it was back on the market for $2,490,000.

It apparently sold for approximately...

$2,490,000.

Making this a $1,000,000 increase...

35 Country Lane - BRIDLE PATH

2016-09-30T14:16:00.000-04:00

This is a 4+1 bedroom, 9 bathroom house on a 212 x 299 foot lot at 35 Country Lane in the Bridle Path.

As the listing says...

This Icon Of Early Modern Architecture Is A Masterpiece Of Its Time.

Which means....it's kind of dated. But I love it just as it is! Look at this...

As I said, it's kind of dated but is still move in ready....

But with some work, it could be amazing.

At at the asking price of $14,395,000, the person that buys it is going to put some more money into it to bring up to date.

But is this an almost $20 million house when it is done? I don't think so.

This might need a price drop.

listing

32 Crescent Road - ROSEDALE

2016-09-29T15:18:00.001-04:00

In June 2014, I posted this 4 bedroom, 4 bathroom house with a garage and 6 parking spots on a 38 x 145 foot lot at 32 Crescent Road in Rosedale.

It wasn't a huge lot for the size of the house, but it was a great location only steps to Yonge Street.

It had recently been reno'd but only the first floor had been done because some of the bathrooms were a little dated and the floor was a much darker colour.

But now, they have painted the exterior which I really like and redone the master bathroom, another smaller bathroom, and they redid the backyard stone.

In 2014, it was listed at $3,750,000 with a drop a few weeks later to $3,499,000. I thought it would sell around $3,425,000 despite the house and location because of the small backyard. It sold for $3,430,000.

Two years, two new bathrooms, and new backyard stone later, it is now listed at $4,495,000.

At 10% yearly interest, that would make it $4,150,000.

And since I don't think the bathrooms and backyard cost $345,000...

That may be a little high.

Great location though!

listing

50 Yorkville Avenue #2701 - YORKVILLE

2016-09-28T14:12:00.001-04:00

This is a 1+1 bedroom, 2 bathroom, 1956 square foot condo with 2 parking spots and direct elevator access in the Four Seasons residences at 50 Yorkville Avenue in Yorkville.

There are no photos of the main bedroom...

And, for some reason, it isn't even included in the floor plan...

But I am guessing it is located at the top left behind the kitchen.

And I'm guessing that it if it is anything like the rest of the condo, it is done well. This isn't an overly exciting condo, but the furniture and the art are all tasteful. And if you are into black and gold mirrors, this is a place for you.

It is located on the north-west side of the building so it would have great views of the sunsets over the west side of city and of Yorkville. And it is located in the Four Seasons and this condo has access to all of it's amenities.

It is listed at $3,800,000.

For a one bedroom, that seems pretty high. But, for this place, you are paying for the address and the Four Seasons name.

As a pied-à-terre for a Hollywood type or someone who isn't concerned about money, it's kind of perfect.

But with no downtown view and almost $4 million? It might be a little high.

listing

PRICE DROP - 9 Murdock Avenue - THE DANFORTH

2016-09-27T13:30:00.000-04:00

At the beginning of September, I posted this 2+1 bedroom, 3 bathroom semi with 2 parking spots on a 15 x 110 foot lot at 9 Murdock Avenue just on the south side of the Danforth.

It was a flip of a house that used to look like this in 2014...

And for the most part, it was a good flip.

I loved the stairs, but I didn't like the wood wall or the fact that the living room was more of a nook. And as one reader pointed out, there was no room for a dining table, just the kitchen island.

But it was in a neighbourhood where bungalow semis with the master bedrooms in the basement like the one at 62 West Lynne Avenue...

Were selling for $650,000.

But this house was listed at $949,000.

And considering the 3+1 bedroom, 2 bathroom semi at 51 West Lynn Avenue...

Sold under that asking price at $885,000...

The asking price for this house was probably a little high.

It didn't sell and the price has now been dropped...

To $899,000.

Probably still a little high.

listing

223 Wright Avenue - RONCESVALLES

2016-09-26T17:31:00.001-04:00

This is a 4+1 bedroom, 2 bathroom detached house on a 26.7 x 132 foot lot at 223 Wright Avenue in Roncesvalles.

And the only thing I can think of to describe it is...

Between the black wainscoting on the stairs and the dark couches and dark patterned curtains throughout the house...

I guess dark and broody could work here as well.

Or like the house at 186 Wallace Avenue...

Maybe Steampunk.

There is a lot going on but it all works together. It's too much for me, but if this is your style, it's great.

If it isn't your style, a little bit of paint on the dark wainscotting (and maybe trim if you don't like the dark wood) and lighter furniture could change the look of this house altogether because the bathrooms and the kitchens could go either way.

I like the black counter in the kitchen but a white marble could change that kitchen as well.

There are only 2 bathrooms but they are bright. I would probably remove this thing...

And I think I would do a little gardening and tree pruning so the backyard wasn't so dark.

Otherwise, this is a good house that could be a much brighter house without a lot of changes (I just can't figure out why there are rads when the listing says it is forced air.)

This is listed at $1,499,000.

Considering the house up the street that needed a full reno at 280 Wright Avenue...

Sold for $1,350,000 in March of 2015...

This will probably sell closer to $1,685,000 (maybe a little less if it needs new windows).

listing

150 Amelia Street - CABBAGETOWN

2016-09-26T12:07:00.002-04:00

This is a 2 bedroom, 2 bathroom semi with 1 parking spot on a 12.5 x 128 foot lot at 150 Amelia Street in Cabbagetown.

It is NARROW. But the use of space is done really well.

The kitchen is right at the front door but there is a physical separation with that wall at the sink that makes it feel like a foyer. There isn't a closet for the coats but there are hooks and smaller cupboards.

The kitchen has good strage. And though the dining room is more like a breakfast nook, the living room is a good size.

The master bedrooms is a good size with storage and an ensuite. The second bedroom is pretty small but could be a great office or a nursery.

The basement doesn't have great ceiling height but it is finished and the backyard is really charming.

Only thing is the floors. I do not like those floors. But in a house this size, I don't think it would be a crazy expense to change them.

This house is listed at $899,900.

This is a pretty small house, but it is in a great location with a good yard, parking, and it is totally done.

This will sell fast.

listing

PRICE DROP - 103 Poplar Plains Road - SOUTH HILL

2016-09-23T16:07:00.000-04:00

In January, I posted this 7+1 bedroom, 12 bathroom, 16,000 square foot house on a 150.50 x 215.17 foot lot at 103 Poplar Plains Road in South Hill.

And it is kind of amazing.

It is very traditional but if that is your thing, it's great.

It was listed at $16,500,000.

At the time, the house at 120 Inglewood Drive was listed at $16,900,000...

And I said that if I had that much money, I would definitely choose this house over the Inglewood house.

In June, the Inglewood house dropped its price to $14,880,000 and still hasn't sold.

At some point since then, this house also had a price drop.

The new asking price for this house is...

$14,200,000.

So, which one do you think will drop next? I'm going with Inglewood.

listing

39 Marlborough Avenue - SUMMERHILL

2016-09-23T15:05:00.001-04:00

This is a 3 bedroom, 3 bathroom row house with one parking spot on a 17.79 x 120 foot lot at 39 Marlborough Avenue in Summerhill.

Though it is technically a row house, it is only attached on one side and therefore there are windows on the side of the house making this a bright house.

And it is a really good house that shows REALLY well.

It isn't a huge house and that second floor bathroom is tiny. And it is only 3 bedrooms. But I suppose if you needed another bedroom, you could get rid of that family room and finish the rest of the basement for more space.

This house is listed at $1,599,000.

It will sell fast.

P.S. I wonder how often that play house actually gets used...

listing

AND IT WENT FOR - 29 Macpherson Avenue - SUMMERHILL

2016-09-22T17:13:00.003-04:00

On Monday, I posted this 3+1 bedroom, 4 bathroom semi with 2 parking spots on an 18.29 x 120 foot lot at 29 Macpherson Avenue in Summerhill.

It was a really good house that didn't need any changes but could eventually have updated bathrooms and perhaps the second floor carpet removed.

It was listed at $2,450,000.

I thought it would sell fast and probably over list.

According to a reader, it sold...

For $2,600,000.

PRICE DROP - 64 Highland Avenue - ROSEDALE

2016-09-22T15:41:00.000-04:00

In June, I posted this 7 bedroom, 8 bathroom house on a 50 x 121 foot lot at 64 Highland Avenue in North Rosedale.

It was a house that looked like this when it was listed in 2013...

And looked like this in May 2015...

So...it's was a flip.

And I really liked it.

From the looks of the furniture, it was done by the same person who renovated the house that I also really liked at 106 Crescent Road...

But that housewas listed in July 2012 for $3,379,000 and sold for $3,042,235 in 2014...

Only to be back on the market 8 months later in August 2014 for $2,499,000. It sold for $2,300,000.

And it has been under construction ever since because it allegedly had some issues.

So, does that mean that there could be issues here? Even though it looks great?

Who knows. I have no idea.

But regardless, this house sold somewhere around $2.3 in 2013 (correct me if I am wrong).

After the flip, it was on the market for $6,785,000.

Even if this reno was a spotless reno with absolutely no problems, this was still not a $4.5 million dollar renovation!!!

I thought it would sit for a while. And it did.

It has now had a price drop...

To $6,495,000.

listing

662 Dundas Street West - KENSINGTON

2016-09-22T14:08:00.000-04:00

This is a 3 bedroom, 2 bathroom row house with a detached garage on a 12.25 x 90 foot lot at 662 Dundas Street West in Kensington.

It has been with the same owners for 50 years and seems to be attached to house that seems to be dedicated to storing mattresses.

There are no interior photos.

And it is listed at...

$879,900.

So...

listing

32 Leuty Avenue - BEACHES

2016-09-22T12:57:00.002-04:00

This is a 4+1 bedroom, 5 bathroom house with 2 parking spots on a 30 x 150 foot lot at 32 Leuty Avenue in the Beaches.

It is a house that used to look like this...

When it was listed 2 years ago for $1,489,000.

It was a good house, but it was kind of tired and the kitchen was very dated. And even though some people thought it was a deal when it was the blogTO House of the Week on May 4, 2014...

As pointed out by this Toronto Star article, it sat on the market for at least 2 weeks.

According to a commentor on the blogTO post, it eventually sold for $1,423,500.

And it is back on the market.

It was fully gutted by 'a prominent Toronto Builder' and I really like it and house it has maintained an old school 'Beachy' feel but is still modern.

The third floor bedroom and family room are a little odd...

And unless you had a teenager, that space probably wouldn't get used. But you could always make another bedroom where the family room area and the walk-in closet are and the downstairs bedroom could become an office.

They got rid of the pool and put in a new deck and sod, but the lot is large enough to put in an in-ground pool if interested.

And overall, with the family room walkout, the mudroom area and the whole space in general, this is a great house.

The new asking price is...

$2,689,000.

With a location so close to the beach and a fully done house that is done well...

This will probably sell fast.

P.S. That is some good staging (maybe minus the butter tarts).

listing

147 Borden Street - HARBORD VILLAGE

2016-09-22T10:54:00.001-04:00

This is a 4+1 bedroom, 3 bathroom semi with 1 parking spot on an 18.5 x 114 foot lot at 147 Borden Street in Harbord Village.

From the outside, I wouldn't say it's the best looking house, and I wasn't sure whether to expect a gutter or an okay house.

But if you look closer, there is a new, modern front door.

And inside, it is more than an okay house. Actually, it is a really good house.

The wall at the front door was removed but replaced with a glass partition to keep some cold away from the living room. The living room wall is painted that green colour that I love.

If you are into industrial and rustic metal, the kitchen is great. There is a family room area with huge sliding glass doors. The bedrooms are a good size. There is only one bathroom for the 4 bedrooms but it is large.

And there is the bathroom in the basement where there is another kitchen and a bedroom.

There is also a nice city yard and a garage.

Only problem is that is is located right beside this restaurant...

It's a restaurant called The Boulevard Cafe and it is also currently for sale for $2,300,000.

And as you can see in this photo, this house is right beside it.

Not the worst thing because I am sure there are noise restrictions. But I'm not sure I would want to be located right beside a restaurant.

But it is a really good house in a good location with parking.

The asking price is $1,595,000.

At that price, I would prefer another bathroom but I don't think that, or the restaurant, will effect the sale.

This will sell fast.

house listing

restaurant listing

781 Craven Road - GREENWOOD-COXWELL

2016-09-21T12:33:00.000-04:00

This house is.....ummm...

Interesting.

It is a 1 bedroom, 1 bathroom detached house on a 16.37 x 73 foot lot at 781 Craven Road in Greenwood-Coxwell.

It's a house that used to look like this...

When it was apparently a drug lab.

As the listing says, it was done by architect Andrew Reeves of LineBox Studios who was also the architect behind the house at 11 Barfield Avenue in East York...

That I wasn't super crazy about at the time. It was cold (but that was probably just the staging).

And this place, to many, could seem cold as well, but I kind of like it.

It's definitely not for everyone but if you are single and are good with sleeping on this murphy bed....

And are good with cooking in this kitchen...

That looks like this when in use...

It's great.

In 2012, 2 years after completion, it was featured the Globe and Mail. According to that article, the cost to build the house with the cost of the land was $385,000.

But according to the architect's own blog about the construction, the final cost was actually $425,000.

It is now listed at $699,000.

If this is your style and you are looking for a condo alternative, this is a great option. It's airy, it's modern, and it has a nice outdoor space (even with the pea gravel!).

And when the lot up the street at 1017 Craven Road...

Sold for $410,000 a year ago (granted, it was a wider 25 foot lot).

Then this will probably sell close to list, if not over.

But I should point out that instead of a parking spot, there is this...

A bike rack!!!

Seriously. A BIKE RACK!

It's a bike rack and it has its own photo in the listing!!!!!

(thanks to the reader who sent in the listing!)

listing

PRICE DROP - 4411 Escarpment Side Road - CALEDON

2016-09-20T14:25:00.002-04:00

A little over a year ago, I posted this 6+1 bedroom, 14 bathroom house on a 1677 x 1997 foot lot at 4411 Escarpment Side Road in Caledon.

It was an impressive house (if you are into traditional) that was designed by JF Brennan, the owner of the church conversion at 510 College Street...

And it was on an insane piece of property...

With crazy views of Toronto...

The asking price was $15,900,000.

It didn't sell and I'm pretty sure the price was dropped since then to something in the $14s.

It has dropped again and is now listed with a new address of 17202 Horseshoe Hill Road.

The new asking price for this house is...

$12,500,000.

listing

1 Roof Garden Lane - DOVERCOURT PARK

2016-09-20T13:29:00.001-04:00

This is a 2 bedroom, 3 bathroom, 8,000 square foot, converted warehouse at 1 Roof Garden Lane just north of Bloor in Dovercourt Park.

Here it is in the satellite view...

So....it's big.

When I first saw the interior photos like this one...

I immediately thought of the interior of the house at 176 Bedford Road in the Annex...

It also reminded me of the house at 4270 Av. Colonial in Montreal...

But that place had a lot more furniture.

This place has very little furniture. There is a lot of art and wine, but not a lot of places to sit (except for the dining room table).

And considering that this is one of the bedrooms...

I would say this is more like a one bedroom house.

But if you are a couple or single, this is kind of an amazing space.

There is parking, the bathrooms are really good, the roof top deck is huge, and if you have a lot of art, this place is perfect.

The house at 176 Bedford Avenue (that could use some new bathrooms) was initially listed at $5,950,000 with the latest price drop (I think) to $4,680,000.

The Montreal house was initially listed at $4,900,000 with a price drop to $2,895,000 when I posted it a year ago.

This place that is really only a 1 bedroom place but has better bathrooms is listed at...

$6,495,000.

When I saw that price, at first I thought...

But then I thought about it again and this place is pretty amazing.

But $6.5!?!

Probably not.

listing

29 Macpherson Avenue - SUMMERHILL

2016-09-19T18:43:00.001-04:00

This is a 3+1 bedroom, 4 bathroom semi on an 18.29 x 120 foot lot with 2 parking spots at 29 Macpherson Avenue in Summerhill.

It is located a few blocks away from the 4 bedroom, detached flip that I posted last week at 19 Ottawa Street...

Both houses have been updated.

But unlike that house, this house has retained many of the original features like the moulding.

This house isn't as new but I prefer this house. And if you don't love it as is, there could be some minor changes that could change the feel.

I would do something about that fireplace and probably get rid of the carpet on the second floor and maybe lighten the floors on the first floor. And the bathrooms could eventually be updated but they are more than fine as is.

And if you needed another bedroom, that family room could be made into a bedroom with the office becoming another bathroom.

The house at 19 Ottawa that was detached but with less charm and no parking is listed at $2,490,000.

This house that looks like this from the street...

(that's a lot of wires)

Isn't as new but it is arguably just as good, if not better, with 2 parkings spots.

It is listed at $2,450,000.

I think this is selling first and higher than Ottawa.

listing

223 Crawford Street - TRINITY-BELLWOODS

2016-09-19T16:59:00.001-04:00

This is a 4+1 bedroom, 5 bathroom semi on a 17 x 118 foot lot at 223 Crawford Street in Trinity-Bellwoods.

It's a house that used to look like this when it was listed a year ago...

So, it's a flip.

It was listed along with the adjoining neighbour at 221 Crawford Street and both were Toronto Community Housing properties. The asking price for this place was $875,000. The neighbour was listed at $825,000.

As far as a flip goes, I like it....

But I don't.

There is a lot of exposed brick that I don't love normally but kind of like here, especially as the backsplash. I'm not sure what the stair layout was before but the way it is now kind of sections of the house awkwardly. The front hall and the walk way to the rest of the house is basically the living room so that is awkward.

The dining room looks like it is only big enough for a round table with the powder room on the landing of the basement stairs probably taking up a lot of space. Plus, there is that kind of pointless sunroom area in the back.

Also, I can't really figure out what is going on with the bedrooms on the second floor. Some of them seem really small.

And though the listing says it overlooks Trinity-Bellwoods Park, techically it overlooks the John Gibson House parking lot...

Otherwise, I like the house. The floors are good, the kitchen is good (if you are okay with those plugs above the counter), and it has a good sized basement.

The new asking price is...

$1,798,000.

Is this a $1.8 house? I will have to wait and see the 'coming soon' floor plan to know for certain. But with that living room? I don't know.

It is a pretty great location though.

listing

(P.S. How the h*ll did they score that URL!?!)

PRICE DROP - 99 Whitehall Avenue - ROSEDALE

2016-09-19T13:19:00.001-04:00

In January 2012, I posted this 4+1 bedroom, 2 bathroom house on a 40 x 125 foot lot at 99 Whitehall Avenue in Rosedale.

It was a house that had sold a year earlier for somewhere around $1,500,000.

It was back on the market a year later as this house...

A new build being done by Rosewood Custom Homes, the same people who built this house...

Uhhh...

It was listed at $3,095,000.

It didn't sell and it was back on the market in July 2015 with a new sketch for the house...

The new asking price was $3,695,000.

That is $600,000 MORE than what it was listed for 3 years earlier. I thought it would sit for a while.

It did. And in July of this year, they decided to sell the house pre-construction for $2,550,000.

When a house around the corner on a much quieter street at 175 Douglas Drive...

Had sold a year earlier for $2,100,000...

I thought that asking price was going to be tough. It was.

Both the completed price and the pre-construction prices have now dropped...

To $3,595,000 and $2,399,000 respectively.

Not sure that's going to help.

completed listing

pre-construction listing