17 Valentine Drive, Toronto, ON
Parkwoods-Donalda, Toronto · MLS® C13486520
About this home
In short
- Fully Renovated Executive Residence Offering 5+1 Bedrooms with a stunning second-floor addition featuring a private primary retreat in its own separate wing.
- The gourmet kitchen walks out to a spacious deck overlooking a professionally landscaped, park-like backyard complete with a patio and therapeutic fountain.
- The separate entrance to the basement offers excellent nanny or in-law suite potential.
- Located in a highly sought-after neighbourhood, just steps to Donalda Golf & Country Club, excellent schools, TTC, parks, shopping, and fine dining.
Fully Renovated Executive Residence Offering 5+1 Bedrooms with a stunning second-floor addition featuring a private primary retreat in its own separate wing. This sun-filled home is designed for comfortable family living and effortless entertaining. The gourmet kitchen walks out to a spacious deck overlooking a professionally landscaped, park-like backyard complete with a patio and therapeutic fountain. The separate entrance to the basement offers excellent nanny or in-law suite potential. Located in a highly sought-after neighbourhood, just steps to Donalda Golf & Country Club, excellent schools, TTC, parks, shopping, and fine dining. Easy access to major highways and only minutes to downtown Toronto.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- C13486520
- Bedrooms
- 5+1 (6 total)
- Bathrooms
- 3 (1 half)
- Size
- 2000-2500 sq ft
- Lot
- 70 × 110 ft
- Cross streets
- York Mills/Don Mills/Donalda
- Parking
- 2 garage · 6 parking (attached)
- Driveway
- Private Double
- Basement
- Finished, Separate Entrance
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick, Stone
- Foundation
- Other
- Roof
- Other
- Sewer
- Sewer
- Property tax
- $10,406 / 2025
- Days on market
- 80
- Listing brokerage
- ROYAL LEPAGE SIGNATURE REALTY
Rooms
renovated · b/i closet · vinyl floor
overlooks garden · hardwood floor
renovated · wet bar · gas fireplace
above grade window · closet · access to garage
overlooks garden · hardwood floor · double closet
renovated · centre island · w/o to deck
5 pc ensuite · gas fireplace · walk-in closet(s)
formal rm · picture window · hardwood floor
large window · french doors · hardwood floor
his and hers closets · hardwood floor
formal rm · open concept · hardwood floor
Listed at $1,988,000 with no offer date, so the ask is the seller’s number, and homes priced this way sell close to it. My read is $1.88M, typically $1.65M to $2.14M. Comparable closings on their own put this home around $1.61M, 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 38 for homes like it here, and asking 6% 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: $1.94M. That is about 20% above 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 $1.88M, median of 23 comparables.
The market behind the math:
About 1.2 months of inventory: 5 detached homes for sale in the area against 13 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $884/sqft against an area asking average of $756/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 Parkwoods-Donalda basements rarely rent out (8 of 86 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 23 most comparable recent sales 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 sale.
It’s grounded in recent closing prices, not asking prices. Lot, condition, and finishes are my in-person call, and the city (MPAC) assessment points to about $1.94M, a close match.
What the listing highlights5 points to weigh
Claims from the listing, worth confirming in person. I can book you a private showing.
- Separate entrance / basement suite: rental or in-law income potential, if it is legally registered and retrofit-compliant. Income potential
- Renovated / rebuilt: recent work can mean fewer upfront costs, worth confirming the scope, quality, and that permits were pulled. Value driver
- Addition / added square footage: more space lifts value when it is permitted and well integrated, verify the permits. Value driver
- Upscale kitchen: a genuine value driver, verify the appliances, stone, and finishes in person. Value driver
- Transit / schools nearby: convenience and resale support, verify the exact distances and school catchment. Value driver
Schools & getting aroundcatchment and transit
The assigned public school is Donview Middle School. EQAO is only one input, and families here also look at French Immersion, boundary, and private options, the full breakdown is below.
Based on 23 comparable homes that sold in Parkwoods-Donalda over the past two years, from 135 closings there.
The closest active listings by size, beds, and price, so you can see what this home is up against.
Per square foot, these ask about $731/sqft; this home lists at $884/sqft. Size is part of the price story, not just the sticker.
The 3 closest active listings nearby.
See all comparable homesNeighbourhood & location
Parkwoods-Donalda, 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 $1,590,400 · 4.24% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $8,574
- Property tax
- $867
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $9,441
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $36,235
- Toronto municipal land transfer tax
- $36,235
- Estimated closing costs
- $72,470
Plus your down payment of $397,600. 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
- $514,441
- Principal paid down
- $200,164
- Interest paid
- $314,277
- Balance remaining
- $1,390,236
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 Parkwoods-Donalda basements rarely rent out (8 of 86 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 6 whole-home leases in Parkwoods-Donalda signed at a median of $4,997 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $5,547. 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 SIGNATURE REALTY. MLS®/PropTx.