416 Patricia Avenue, Toronto, ON
Newtonbrook West, Toronto · MLS® C13575672
About this home
In short
- This elegant and sun-filled home sits on a 50-ft frontage lot, showcasing tall ceilings and oversized windows that flood the space with natural light.
- Featuring 4 spacious bedrooms, each with its own ensuite, plus a nanny's room in the basement, and 6 luxurious bathrooms in total, this home offers the perfect layout...
- A heated foyer with a soaring 14-ft ceiling leads to a beautifully designed office accented with white oak paneling.
- The open-concept living and dining area features tray ceilings, a striking onyx gas fireplace, and custom wall paneling, creating a refined yet warm atmosphere.
- The gourmet eat-in kitchen boasts high-end built-in appliances, a large center island, and elegant quartz countertops and backsplash, ideal for both cooking and...
This elegant and sun-filled home sits on a 50-ft frontage lot, showcasing tall ceilings and oversized windows that flood the space with natural light. Featuring 4 spacious bedrooms, each with its own ensuite, plus a nanny's room in the basement, and 6 luxurious bathrooms in total, this home offers the perfect layout for modern family living.A heated foyer with a soaring 14-ft ceiling leads to a beautifully designed office accented with white oak paneling. The open-concept living and dining area features tray ceilings, a striking onyx gas fireplace, and custom wall paneling, creating a refined yet warm atmosphere.The gourmet eat-in kitchen boasts high-end built-in appliances, a large center island, and elegant quartz countertops and backsplash, ideal for both cooking and entertaining.The primary suite is a true retreat, complete with a spa-like 7-piece ensuite and a spacious walk-in closet. The bright, tall basement is a standout feature, with large above-grade windows, an expansive recreation room, second kitchen with onyx slab countertops, a nanny's room with its own 4-piece bath, and a walk-up to the beautifully landscaped backyard.Additional highlights include 2 furnaces, 2 A/C units, and 2 laundry rooms, offering ultimate comfort and convenience. This thoughtfully designed home combines luxury finishes with a functional layout, making it the ideal choice for sophisticated living.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- C13575672
- Bedrooms
- 4+1 (5 total)
- Bathrooms
- 6 (1 half)
- Size
- 3500-5000 sq ft
- Lot
- 50 × 134 ft
- Cross streets
- Bathurst and Finch
- Parking
- 2 garage · 6 parking (built-in)
- Driveway
- Private Double
- Basement
- Finished, Separate Entrance, Walk-Up
- Kitchens
- 2 (1 + 1)
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Stone, Stucco (Plaster)
- Foundation
- Poured Concrete
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Property tax
- $14,900 / 2025
- Days on market
- 53
- Listing brokerage
- KELLER WILLIAMS REFERRED URBAN REALTY
Listed at $2,918,000 with no offer date, so the ask is the seller’s number, and homes priced this way sell close to it. My read is $2.84M, typically $2.40M to $3.20M. Comparable listings on their own put this home around $2.65M, 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.
Second read, from the city assessment: $2.72M. Similar homes sold in line with their assessments, and this one lands close to the comparable-sales figure, which is what a firm read looks like.
Total price vs nearby homes. Fair value about $2.84M, median of 7 comparables.
The market behind the math:
About 1 months of inventory: 7 detached homes for sale in the area against 21 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $687/sqft against an area asking average of $623/sqft. Size and $/sqft both feed the estimate above.
- Separate-entrance basement apartment features. A finished 1 bed basement apartment with a separate entrance and a second kitchen. A self-contained space for extended family, guests or potential income. Basements do rent in Newtonbrook West: 44 of the 200 detached leases here lately were basement units, around $1,900 a month. That makes the suite real income, and comparable-sales math under-prices it, so read the estimate as a floor. 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 7 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 $2.72M, a close match.
What the listing highlights3 points to weigh
Claims from the listing, worth confirming in person. I can book you a private showing.
- Upscale kitchen: a genuine value driver, verify the appliances, stone, and finishes in person. Value driver
- Tall ceilings: they transform how a home feels, worth confirming the actual heights room to room. Worth verifying
- Open-concept layout: modern, sought-after flow. Lifestyle
Schools & getting aroundcatchment and transit
The assigned public school is R J Lang Elementary and Middle School. EQAO is only one input, and families here also look at French Immersion, boundary, and private options, the full breakdown is below.
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 7 comparable homes nearby.
For sale
For sale
For sale
For sale
For sale
For sale
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 $657/sqft; this home lists at $687/sqft. Size is part of the price story, not just the sticker.
The 5 closest of 7 active listings nearby.
See all comparable homesNeighbourhood & location
Newtonbrook West, 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 8, 2026); conventional rates run a little higher.
Mortgage amount $2,334,400 · 4.24% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $12,585
- Property tax
- $1,242
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $13,827
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $59,425
- Toronto municipal land transfer tax
- $59,425
- Estimated closing costs
- $118,850
Plus your down payment of $583,600. 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
- $755,101
- Principal paid down
- $293,802
- Interest paid
- $461,298
- Balance remaining
- $2,040,598
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
The suite is real income here: basements rent in Newtonbrook West (44 of 200 recent detached leases were basement units, around $1,900 a month). The figure above is the whole house on one lease; rented as two units, the suite alone brings about $1,900 a month on top of the upper floors. Permitted use is worth confirming with the city.
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 Newtonbrook West signed at a median of $6,362 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $6,551. 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 KELLER WILLIAMS REFERRED URBAN REALTY. MLS®/PropTx.