21 Forest Heights Boulevard, Toronto, ON
St. Andrew-Windfields, Toronto · MLS® C13480112
About this home
In short
- Exceptional Red-brick Georgian Estate In A Prestigious Neighbourhood.
- Rich Hardwood Floors And Custom Millwork Flow Seamlessly Throughout The Main And Upper Levels.
- The Chefs Kitchen Is Outfitted With High-end Appliances, Sleek Cabinetry, Quartz Counters, Brass Hardware, And An Oversized Island Perfect For Entertaining.
- Spa-inspired Bathrooms Feature Heated Floors, Double Vanities, Luxurious Tilework, Custom Cabinetry, And Designer Gold Fixtures.
- The Fully Finished Basement Redefines Lifestyle Living featuring A Billiards Area, Home Gym With Mirrored Walls, Yoga And Meditation Room, A Stunning Glass-enclosed...
Exceptional Red-brick Georgian Estate In A Prestigious Neighbourhood. Welcome To This Timeless Luxury Residence Offering Approximately 6,260 Sq Ft Of Refined Living Space, Nestled On An Expansive 100 By 133.66 Ft Lot With Mature Trees And A Gated Front Garden. Step Inside To A Grand Two-storey Foyer Featuring Polished Marble Floors, A Showstopping Chandelier, And An Elegant Curved Staircase. Rich Hardwood Floors And Custom Millwork Flow Seamlessly Throughout The Main And Upper Levels. The Chefs Kitchen Is Outfitted With High-end Appliances, Sleek Cabinetry, Quartz Counters, Brass Hardware, And An Oversized Island Perfect For Entertaining. Multiple Walk-outs Extend To A Spacious Outdoor Deck With Distinct Lounge And Dining Areas, Ideal For Hosting Or Relaxing In Privacy. This Home Boasts Generously Sized Bedrooms With Custom Closets And Sun-filled Windows. Spa-inspired Bathrooms Feature Heated Floors, Double Vanities, Luxurious Tilework, Custom Cabinetry, And Designer Gold Fixtures. The Fully Finished Basement Redefines Lifestyle Living featuring A Billiards Area, Home Gym With Mirrored Walls, Yoga And Meditation Room, A Stunning Glass-enclosed Wine Display, Full Bathroom With Walk-in Shower, And A Stylish Bar With Built-in Cabinetry. Two Separate Laundry Roomsone On The Upper Level And One In The Basement offer Added Functionality. The Private Backyard Is Surrounded By Lush Landscaping And Includes A Large Deck With BBQ Hook up, Multiple Sitting Zones, And Walk-outs To Upper Balconies Overlooking The Treed Grounds. Ideally Located Near Top-ranked Schools, Scenic Parks, And Upscale Amenities, This Exquisite Property Blends Elegant Design, Modern Comfort, And Resort-like Living offering A Rare Opportunity In One Of The City's Most Desirable Neighbourhoods.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- C13480112
- Bedrooms
- 5+1 (6 total)
- Bathrooms
- 7 (3 half)
- Size
- 3500-5000 sq ft
- Lot
- 100 × 133.66 ft
- Cross streets
- Bayview &York Mills
- Parking
- 3 garage · 10 parking (built-in)
- Driveway
- Private Double
- Basement
- Finished, Separate Entrance
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Unknown
- Roof
- Unknown
- Sewer
- Sewer
- Property tax
- $20,413 / 2025
- Days on market
- 80
- Listing brokerage
- ROYAL LEPAGE REAL ESTATE SERVICES NANCY SAEDI
Rooms
overlooks frontyard · b/i shelves · double closet
open concept · fireplace · french doors
family size kitchen · w/o to deck · b/i appliances
his and hers closets · 6 pc ensuite · w/o to patio
fireplace · wet bar · open concept
above grade window · 2 pc ensuite · mirrored walls
b/i shelves · closet · window
overlooks frontyard · double closet · 4 pc ensuite
overlooks garden · w/o to patio · formal rm
b/i shelves · fireplace · w/o to patio
walk-in closet(s) · b/i shelves · open concept
b/i shelves · 6 pc ensuite · w/o to patio
Listed at $5,998,000 with no offer date, so the ask is the seller’s number, and homes priced this way sell close to it. My read is $5.71M, typically $5.60M to $7.24M. Comparable listings on their own put this home around $5.04M, so the ask carries a premium over the comparables: the seller is pricing in the finishes, the lot, or room to negotiate. That gap is your negotiating room.
A price cut is the likelier next move. 80 days on the market against about 46 for homes like it here, and asking 5% above where comparable closings put it. That is leverage for a buyer: offer with it in mind rather than waiting for the cut, since a reduction brings new eyes with it.
Second read, from the city assessment: $3.96M. That is about 21% below the comparable-sales figure. When my two methods disagree this much, the answer usually sits between them and something about this home is not in the comparables (the lot, the condition, a rebuild). I would want to see it before leaning on either number.
Total price vs nearby homes. Fair value about $5.71M, median of 11 comparables.
The market behind the math:
About 3.7 months of inventory: 28 detached homes for sale in the area against 23 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $1,411/sqft against an area asking average of $1,169/sqft. Size and $/sqft both feed the estimate above.
- Separate-entrance basement apartment features. A finished 1 bed basement apartment with a separate entrance. A self-contained space for extended family, guests or potential income. In St. Andrew-Windfields basements rarely rent out (5 of 133 recent detached leases were basement units), so buyers here treat a suite as family or nanny space rather than income. Value it for the living space, not the rent. Second-suite retrofit status is not verified. A buyer intending to rent should confirm requirements with the City of Toronto.
How this estimate is builtthe short version
I take the 11 most comparable recent listings nearby and adjust each one to this home for the real differences (size, beds, baths, garage, lot frontage, a ravine backing, an inground pool), then use the median, which is steadier than leaning on any single listing.
It’s grounded in comparable active listings. Lot, condition, and finishes are my in-person call, and the city (MPAC) assessment points to about $3.96M, lower than the comparables and worth a second look.
What the listing highlights5 points to weigh
Claims from the listing, worth confirming in person. I can book you a private showing.
- Finished basement: added living space, worth checking ceiling height and that the work was permitted. Value driver
- Upscale kitchen: a genuine value driver, verify the appliances, stone, and finishes in person. Value driver
- Heated floors: comfort and a premium-finish signal. Lifestyle
- Premium lot / gardens: lot size and privacy hold value and cannot be changed, verify frontage, depth, and any easements. Value driver
- Hardwood floors: quality hardwood is durable and broadly desirable. Lifestyle
Schools & getting aroundcatchment and transit
On schools, this address is zoned for York Mills Collegiate Institute, one of the higher-rated public schools in the area. A strong catchment tends to hold value and widen your resale pool, especially with family buyers.
Read this with carewhy it’s an estimate, not an appraisal
The listing states size as a wide range, so the size adjustment is approximate and this estimate is a rough read. I can confirm exact square footage to tighten it.
Based on 11 comparable homes nearby.
For sale
For sale
For sale
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For saleThe closest active listings by size, beds, and price, so you can see what this home is up against.
Per square foot, these ask about $1,049/sqft; this home lists at $1,411/sqft. Size is part of the price story, not just the sticker.
The 5 closest of 8 active listings nearby.
See all comparable homesNeighbourhood & location
St. Andrew-Windfields, Toronto, ON
Enter a workplace or destination and we’ll show the door-to-door time by car, transit and bike.
How asking prices compare in the closest areas to this home. Longer bars mean a pricier market.
Typical asking price of active listings of the same type, per area (outliers removed). Toronto.
Get the full neighbourhood report (schools, parks, transit & safety) →
The public and Catholic schools this address is zoned for, with EQAO results (the share of students meeting Ontario's provincial standard).
School attendance boundaries and EQAO results are Ontario government data and can change. Confirm the current catchment with the school board before relying on it.
Also nearby: 12 more schools within 2.5 km
Not the assigned catchment: schools a family here could reach, with EQAO results where published.
Affordability & Mortgage
Income needed assumes a ~32% GDS ratio; weekly is mortgage principal & interest only. Price ÷ income is the home price over the income needed. Fixed reference assumptions so listings compare on equal footing, not a lending decision.
Calculate and customize your mortgage and other expenses
Adjust the down payment, rate, and amortization, and add property tax, condo fees, and heating to see your true monthly cost.
Your numbers
Homes over $1.5M can't be insured, so 20% down or more is required.
Conventional (20%+ down). Best insured 5-year fixed 4.09% via Ratehub.ca (as of September 11, 2026); conventional rates run a little higher.
Mortgage amount $4,798,400 · 4.24% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $25,869
- Property tax
- $1,701
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $27,570
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $136,425
- Toronto municipal land transfer tax
- $196,365
- Estimated closing costs
- $332,790
Plus your down payment of $1,199,600. Legal fees, title insurance, and adjustments are extra and vary by deal.
Mortgage stress test
Lenders qualify you at the greater of your rate plus 2% or 5.25%. You do not pay this rate. It just shows you could still handle payments if rates rose, so aim to stay comfortable at this higher number.
Over the full 25 years
At the end of your 5-year term
- Total paid over the term
- $1,552,123
- Principal paid down
- $603,916
- Interest paid
- $948,207
- Balance remaining
- $4,194,484
Talk to Team Asgarian about your options
Rates and programs change often. We will connect you with a trusted mortgage professional and build a plan that fits your budget and goals.
Estimates only, not a mortgage quote or pre-approval. Figures use Canadian semi-annual compounding, current minimum down-payment rules, CMHC premium tiers, and Ontario (plus Toronto, when selected) land transfer tax. Actual rates, taxes, insurance, and closing costs vary by lender and property. Confirm every number with your mortgage professional.
Investor snapshot
About the suite: in St. Andrew-Windfields basements rarely rent out (5 of 133 recent detached leases were basement units), so the figure above does not count it as income. Buyers here use a suite as family or nanny space.
Thinking of this home as an investment? We will pull real comparable rents and run the full numbers with you.
Talk about the numbersThe last 23 whole-home leases in St. Andrew-Windfields signed at a median of $7,041 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $7,341. The gross yield above is on the asking price, before taxes and upkeep; the cap rate is after them. A finished basement or second suite can push real rent above it. Taxes, fees, and vacancy vary by property, and cap rate is before financing.
Helpful resources
All information deemed reliable but not guaranteed. For personal, non-commercial use only. Listing courtesy of ROYAL LEPAGE REAL ESTATE SERVICES NANCY SAEDI. MLS®/PropTx.