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Monthly Archives: May, 2019

27 Laxis Ave: cute 2-bed detached **SOLD**

May 23rd, 2019 Posted by SOLD!! No Comment yet

When my clients bought this house a couple of years ago, it needed loads of work. The structure was fine, but the place hadn’t been upgraded in…well, forever! The kitchen was kinda falling apart, and the back yard was a disaster. And the decor… well, see for yourself!

Two years of hard work has completely transformed the house. The kitchen is all-new – even some of the joists supporting the floor – there’s new flooring in the living/dining room and master bedroom, the sunroom has been fully insulated and prettied up, some of the windows have been replaced and insulation has been added to the attic. See below for a fuller list. Plus, overall, the decor has been given a massive upgrade!

The back yard is now a sight to behold – the flower gardens are works of art, and the veggie garden is huge. The deck is perfect for barbecuing and entertaining (or just relaxing!), and the new shed is large enough for storage and a bit of a work space. It’s fantastic.

The area is a real up-and-comer. Already known for its close proximity to the Humber River (via Portage Gardens Park, just around the corner), Fergy Brown Park and the huge Eglinton Flats playing fields, Mt Denis is getting an LRT station (not far from Laxis Ave), which will also have GO service, a UPX stop and the Maintenance and Storage facility. All that will greatly improve transit options for local residents – and that always helps real estate values (not to mention local businesses).

The local public school is Portage Trail Community School (Our Lady of Victory Catholic), and Weston CI is the high school (Chaminade College and St Oscar Romero Catholic).

List of Improvements

– New Kitchen cabinets, 2017
– Kitchen floor, from floor joists, vinyl wood style flooring, 2017
– Insulation in kitchen crawlspace (accessed under the fridge through trap door), 2017
– Kitchen window, 2016
– Wiring throughout, 2017
– New toilet and bathroom sink, 2017
– New laminate flooring main and second floor, 2017
– Oak tree in backyard professionally trimmed, 2017
– Oak veneer stair caps, 2017
– New shed, 2017
– Bathroom window, 2018
– Sunroom fully insulated (walls, ceiling (blown insulation not accessible now) and underneath – accessed through side by rain barrel outside), 2018
– Sunroom side window, 2018
– Attic blown in insulation, 2018
– New dishwasher, 2018
– New vertical posts on fence, 2018
– Built in closet in sunroom, 2019
– New vinyl siding on kitchen, 2019
– New programmable thermostat, 2019.

Inclusions:
– Existing fridge, stove and dishwasher; clothes washer and dryer (‘as-is’); custom baby gates.

Exclusions:
– wisteria in front garden
– BBQ and patio furniture
– Front window boxes and other potted plants inside and out
– Some of the perennial plants will be split so that a portion is left and some will be taken.

New listing: 71 South Bonnington Ave – large 2-unit home on a great lot **SOLD!!**

May 15th, 2019 Posted by Hot Listings, SOLD!! No Comment yet

Located in Birch Cliff Heights (between Birch Cliff and Cliffside, just north of Kingston Rd), South Bonnington is a quiet street with a real range of house types, from the original local farm house (just across the street), to post-war bungalows, to modern homes. Number 71 was a two-bedroom bungalow, topped up roughly 15 years ago, now featuring two almost-identical two-bedroom flats. Set on a large corner lot, the property has a fully fenced back yard with a deep, kidney bean-shaped pool and pleasant lawns and gardens. Add to that the four-car private parking and it’s all really quite impressive!

Now fully vacant, both flats have large living/dining area, west-facing picture windows, and two east-facing bedrooms that over-look the back yard. On the main floor, the master bedroom has a sliding glass walk-out to the yard, while the upper master has a nice Juliette balcony. The main floor could use some sprucing up, but is absolutely livable as-is. To be honest, though, the upper unit would benefit from a bit more work, e.g. kitchen and flooring. Keep in mind that it’s only about 15 years old, so it’s nothing that a bit of handiwork can’t fix.

The back yard is really where it’s at with this house. The pool has a new liner and heater, and the pump is new-ish, so it’s ready to go! There’s a nice interlock patio around it, and there’s still room for a lawn and gardens – basically, it has it all!

This house would be great for large and/or extended families, or an investor looking for a two or three unit property (the basement has been rented out before, but would need to be renovated to make it suitable for that again). It’s close to schools (Birch Cliff Heights is just at the bottom of the block), parks (Highview Park has a baseball diamond and a soccer pitch), the TTC (#20 Cliffside bus is just three blocks away) and walking distance to the shops and amenities of Cliffside Village.

I’ll be hosting public open houses this Saturday and Sunday (May 18th & 19th), 2-4pm both days. Come by for a look!

April 2019 Market Review

May 6th, 2019 Posted by Affordability, Market Review No Comment yet

If you are active in the market at all these days (buyer or seller) you’ve probably noticed that things have picked up recently. Sometimes, we can feel it before the stats start to show it, and that’s basically been the case over the last couple of months, and now reflected in TREB’s April stats. Sales activity perked up significantly last month, with 9,042 transactions reported, up 16.8% over the 7,744 sales we saw in April of 2018. New listings also edged upwards, hitting 17,205 for the month, 8% more than we saw last April. Still, by the end of the month there were just 18,037 (including listings already on the market at the start of the month), actually down a touch from 18,206 last year. That means that, while new listings increased, the even greater increase in the pace of sales chewed into the inventory, and that usually foretells increasing prices….

Fortunately, prices are up only 1.9% over April 2018, with the average hitting $820,148 – still well below the peak prices we saw two years ago. Keep that in mind the next time you hear somebody complaining about ‘affordability’. Prices in Toronto are not skyrocketing; they are (for now, and for most of the last two years) trending upwards, which is a good thing. That said, if we continue to see tight supply, we’ll see escalating increases through the busy spring months.

The condo market had another strong month. Sales activity in that segment accounted for much of the action in the 416, increasing 2.6%; the average sale price surged 5.8%, to $637,181.

On a different – but related – note, I came across the Ontario government’s housing plan today. It’s basically about increasing supply – which stands in contrast to many of the demand-side moves that various governments have made to ‘cool the housing market’, for example tighter mortgage rules, the stress test, etc., all of which have made it harder to buy. I’ve long believed that dealing with supply is the solution, and although it will take a few years to work through the system, this plan could help….