127 Roxborough Drive, Toronto, ON
Rosedale-Moore Park, Toronto · MLS® C13761276
About this home
In short
- A unique opportunity to achieve your great architectural ambition, to create your own dream home on one of the most prestigious blocks in Canada.
- This iconic Rosedale residence, set on a massive lot (77 ft x 157 ft), is among a select handful of properties of this scale.
- The stately home has over 4,500 sq ft of above-grade space.
- The 5+ bedroom configuration offers a versatile opportunity to reimagine the perfect family home, just steps from Rosedale Park, the nexus of outdoor enjoyment.
- The Sissinghurst-inspired gardens welcome you to an oasis of peace and harmony in the center of the city.
A unique opportunity to achieve your great architectural ambition, to create your own dream home on one of the most prestigious blocks in Canada. This iconic Rosedale residence, set on a massive lot (77 ft x 157 ft), is among a select handful of properties of this scale. The stately home has over 4,500 sq ft of above-grade space. The warm environment is a wash with period details that add to the historic charm and allows a vibrant canvas for your family's masterpiece. The 5+ bedroom configuration offers a versatile opportunity to reimagine the perfect family home, just steps from Rosedale Park, the nexus of outdoor enjoyment. The remarkable frontage and a two-car garage establish a feeling of a country estate. The Sissinghurst-inspired gardens welcome you to an oasis of peace and harmony in the center of the city. This home can become the perfect narrative for your fabulous life.
Key facts
- Property type
- Detached, 3-Storey
- MLS®
- C13761276
- Bedrooms
- 6+1 (7 total)
- Bathrooms
- 5 (1 half)
- Size
- 3500-5000 sq ft
- Lot
- 77.25 × 157.02 ft
- Cross streets
- West of Glen
- Parking
- 2 garage · 5 parking (attached)
- Driveway
- Private
- Basement
- Partially Finished, Separate Entrance
- Heating
- Water
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Brick
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Pool
- Inground
- Property tax
- $30,984 / 2025
- Days on market
- 2
- Listing brokerage
- CHESTNUT PARK REAL ESTATE LIMITED
Rooms
bay window · walk-out · overlooks garden
fireplace · bay window · hardwood floor
fireplace · bay window · hardwood floor
bay window · b/i shelves · hardwood floor
double closet · hardwood floor
closet · hardwood floor
coffered ceiling(s) · formal rm · hardwood floor
bay window · semi ensuite · closet
his and hers closets · 4 pc ensuite · w/o to terrace
double closet · hardwood floor
breakfast bar · hardwood floor · overlooks garden
Listed at $6,480,000 with no offer date, so the ask is the seller’s number, and homes priced this way sell close to it. My read is $6.20M, typically $5.36M to $7.54M. Comparable closings on their own put this home around $5.56M, 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: $7.24M. That is about 30% 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 $6.20M, median of 33 comparables.
The market behind the math:
About 1.2 months of inventory: 7 detached homes for sale in the area against 18 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $1,525/sqft against an area asking average of $1,979/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 Rosedale-Moore Park basements rarely rent out (2 of 83 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.
- Inground pool. Priced into the comparison on the assumption it is clean and modern. A pool costs more to build than resale pays back, and condition is the in-person call.
How this estimate is builtthe short version
I take the 33 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 $7.24M, a bit higher.
What the listing highlights1 point to weigh
Claims from the listing, worth confirming in person. I can book you a private showing.
- Sold as-is / needs work: budget for renovation, the price should reflect the condition. Weigh carefully
Schools & getting aroundcatchment and transit
Its public catchment (Whitney Junior Public School) tests around the provincial average, a steady, family-friendly draw. The full EQAO 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.
There were not many closely comparable homes right in Rosedale-Moore Park, so I widened the search to the surrounding area.
Based on 33 comparable homes that sold in Rosedale-Moore Park over the past two years, from 151 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 $1,730/sqft; this home lists at $1,525/sqft. Size is part of the price story, not just the sticker.
The 4 closest active listings nearby.
See all comparable homesNeighbourhood & location
Rosedale-Moore Park, 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 $5,184,000 · 4.24% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $27,948
- Property tax
- $2,582
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $30,530
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $148,475
- Toronto municipal land transfer tax
- $222,875
- Estimated closing costs
- $371,350
Plus your down payment of $1,296,000. 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
- $1,676,852
- Principal paid down
- $652,447
- Interest paid
- $1,024,405
- Balance remaining
- $4,531,553
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 Rosedale-Moore Park basements rarely rent out (2 of 83 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 7 whole-home leases in Rosedale-Moore Park signed at a median of $15,775 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $15,925. 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 CHESTNUT PARK REAL ESTATE LIMITED. MLS®/PropTx.