24 Abbotsford Road, Toronto, ON
Willowdale West, Toronto · MLS® C13594338
About this home
In short
- Exceptional Custom-Built Residence In Prestigious Willowdale West.
- Thoughtfully Designed with Elegant Wainscoting, Crown Moulding, Pot Lights, Hardwood Flooring, a Skylight, and a Solid Hardwood Staircase with Wrought Iron Pickets.
- The Chef's Kitchen Features Premium Cabinetry, Granite Countertops, High-End Appliances, and an Oversized Centre Island, Seamlessly Connecting to the Bright Breakfast...
- The Generous Primary Suite Offers a Spa-Inspired Ensuite Complete with a Jacuzzi Tub.
- The Professionally Finished Walk-Up Basement with Separate Entrance Includes an Additional Bedroom and a Well-Appointed Nanny/In-Law Suite, Providing Exceptional...
Exceptional Custom-Built Residence In Prestigious Willowdale West. Offering Approximately 3,500 Sq. Ft. of Beautifully Finished Living Space, This Impeccably Maintained 4+1 Bedroom Home Showcases Quality Craftsmanship, Timeless Design, and $$$ In Recent Upgrades Throughout.Thoughtfully Designed with Elegant Wainscoting, Crown Moulding, Pot Lights, Hardwood Flooring, a Skylight, and a Solid Hardwood Staircase with Wrought Iron Pickets. The Chef's Kitchen Features Premium Cabinetry, Granite Countertops, High-End Appliances, and an Oversized Centre Island, Seamlessly Connecting to the Bright Breakfast Area with Walk-Out to the Professionally Landscaped, Fully Fenced Backyard and Upgraded Deck-Ideal for Everyday Living and Entertaining.The Generous Primary Suite Offers a Spa-Inspired Ensuite Complete with a Jacuzzi Tub. The Professionally Finished Walk-Up Basement with Separate Entrance Includes an Additional Bedroom and a Well-Appointed Nanny/In-Law Suite, Providing Exceptional Flexibility for Extended Family, Guests, or Multi-Generational Living.Additional Features Include an Elegant Interlock Driveway, EV Charger, Quality Finishes Throughout, and Exceptional Pride of Ownership.Ideally Located Within One of North York's Most Desirable Neighbourhoods, Close to Top-Ranked Schools, Parks, Shopping, Restaurants, Transit, and Everyday Amenities.A Rare Offering Combining Refined Living, Functional Design, and an Exceptional Willowdale West Location.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- C13594338
- Bedrooms
- 4+1 (5 total)
- Bathrooms
- 5 (1 half)
- Size
- 3000-3500 sq ft
- Lot
- 40 × 145 ft
- Cross streets
- Yonge/Finch
- Parking
- 2 garage · 6 parking (built-in)
- Driveway
- Private
- Basement
- Separate Entrance, Walk-Out
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Stone, Stucco (Plaster)
- Foundation
- Concrete
- Roof
- Unknown
- Sewer
- Sewer
- Property tax
- $15,383 / 2025
- Days on market
- 48
- Listing brokerage
- LANDING REALTY INC.
Rooms
Closet
hardwood floor · fireplace
Hardwood Floor
w/o to deck · overlooks backyard
walk-in closet(s) · 5 pc ensuite · hardwood floor
walk-out · fireplace
closet · semi ensuite · halogen lighting
closet · 3 pc ensuite · hardwood floor
b/i appliances · breakfast bar
Closet
hardwood floor · fireplace
Listed at $2,698,000 with no offer date, so the ask is the seller’s number, and homes priced this way sell close to it. My read is $2.62M, typically $2.18M to $2.96M. Comparable closings on their own put this home around $2.43M, 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: $2.88M. That is about 19% 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 $2.62M, median of 44 comparables.
The market behind the math:
About 1.3 months of inventory: 9 detached homes for sale in the area against 20 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $830/sqft against an area asking average of $811/sqft. Size and $/sqft both feed the estimate above.
- Walk-out basement apartment features. A finished 1 bed walk-out basement apartment with a separate entrance. A self-contained space for extended family, guests or potential income. Basements do rent in Willowdale West: 26 of the 150 detached leases here lately were basement units, around $1,850 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 44 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 $2.88M, a bit higher.
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
- Upscale kitchen: a genuine value driver, verify the appliances, stone, and finishes in person. Value driver
- Primary suite: a key comfort and resale feature. Lifestyle
- Hardwood floors: quality hardwood is durable and broadly desirable. Lifestyle
- Transit / schools nearby: convenience and resale support, verify the exact distances and school catchment. Value driver
Schools & getting aroundcatchment and transit
Its public catchment (Willowdale Middle School) tests around the provincial average, a steady, family-friendly draw. The full EQAO breakdown is below.
Based on 44 comparable homes that sold in Willowdale West over the past two years, from 124 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 $937/sqft; this home lists at $830/sqft. Size is part of the price story, not just the sticker.
The 4 closest active listings nearby.
See all comparable homesNeighbourhood & location
Willowdale 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 9, 2026); conventional rates run a little higher.
Mortgage amount $2,158,400 · 4.24% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $11,636
- Property tax
- $1,282
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $12,918
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $53,925
- Toronto municipal land transfer tax
- $53,925
- Estimated closing costs
- $107,850
Plus your down payment of $539,600. 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
- $698,171
- Principal paid down
- $271,651
- Interest paid
- $426,519
- Balance remaining
- $1,886,749
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 Willowdale West (26 of 150 recent detached leases were basement units, around $1,850 a month). The figure above is the whole house on one lease; rented as two units, the suite alone brings about $1,850 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 11 whole-home leases in Willowdale West signed at a median of $5,714 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $5,589. 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 LANDING REALTY INC.. MLS®/PropTx.