90 Holmes Avenue, Toronto, ON
Willowdale East, Toronto · MLS® C13765498
About this home
In short
- Extensive Interior ""CITY-PERMITTED"" Renovation(Top to Bottom $$$$ )--apprx SPENT $500k(as per seller-2020), and TOP-RANKED School--Earl Haig SS, and Short walk-to...
- This ""PERMITTED"" full renovation residence showcases modern design with open concept, quality craftsmanship, and thoughtful upgrades throughout, featuring updated...
- The main floor boasts a spacious foyer, welcoming you to this residence, and an open concept layout enhances the sense of space and flow.
- The gourmet kitchen, is a chef's delight, featuring built-in appliances, custom cabinetry, and generous counter space and a large island, seamlessly connected to open...
- A beautifully crafted open-concept staircase with glass railings and rich wood floor finishes offers a designer-inspired focal point, elevating the home's interior...
*Extensive Interior ""CITY-PERMITTED"" Renovation(Top to Bottom $$$$ )--apprx SPENT $500k(as per seller-2020), and TOP-RANKED School--Earl Haig SS, and Short walk-to Yonge/Finch Subway, Shopping. This residence was fully updated-rearranged by its owner, offering a turnkey living and true peace of mind for your family. This ""PERMITTED"" full renovation residence showcases modern design with open concept, quality craftsmanship, and thoughtful upgrades throughout, featuring updated electrical wiring, newer windows, and major mechanical improvements including roof(2020), furnace & central A/C(Nov 2023),water softener, and owned hot water tank. The main floor boasts a spacious foyer, welcoming you to this residence, and an open concept layout enhances the sense of space and flow. The gourmet kitchen, is a chef's delight, featuring built-in appliances, custom cabinetry, and generous counter space and a large island, seamlessly connected to open concept dining room, exciting family room, ideal for entertaining and gatherings or relaxing at home. A beautifully crafted open-concept staircase with glass railings and rich wood floor finishes offers a designer-inspired focal point, elevating the home's interior with both style and sophistication. Upstairs, there are four well-proportioned, and sun-filled bedrooms, and updated bathrooms for comfort and daily-enjoyment. The fully finished basement with huge entertainment area ideal for extended family gathering, multi-generational living, or potential in-law suite. The house perfectly situated in the highly sought-after Yonge & Finch neighbourhood, just minutes walk to Finch Subway Station, TTC, Yonge Street shopping, restaurants, parks, and all daily amenities, with easy access to major highways. Located within a top-ranking school district, making it an exceptional choice for families prioritizing education and long-term value.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- C13765498
- Bedrooms
- 4+2 (6 total)
- Bathrooms
- 6 (1 half)
- Size
- 2500-3000 sq ft
- Lot
- 50 × 110 ft
- Cross streets
- E.Yonge St/S.Finch Ave E/W.Willodale Ave
- Parking
- 2 garage · 6 parking (attached)
- Driveway
- Private
- Basement
- Finished
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Other
- Roof
- Shingles
- Sewer
- Sewer
- Property tax
- $14,303 / 2026
- Days on market
- 1
- Listing brokerage
- KELLER WILLIAMS REFERRED URBAN REALTY
Rooms
hardwood floor · pot lights · closet
hardwood floor · pot lights · moulded ceiling
laminate · pot lights · window
3 pc ensuite · hardwood floor · window
hardwood floor · combined w/kitchen · w/o to yard
5 pc ensuite · hardwood floor · pot lights
laminate · pot lights · combined w/rec
fireplace · hardwood floor · pot lights
3 pc ensuite · closet · window
hardwood floor · pot lights · window
laundry sink · updated · b/i vanity
laminate · window
stainless steel appl · centre island · updated
Listed at $1,998,000 with no offer date, so the ask is the seller’s number, and homes priced this way sell close to it. My read is $2.08M, typically $1.88M to $2.41M. Comparable closings on their own put this home around $2.26M, so the seller is asking less than the comparables suggest: either they want a quick, clean sale or something about the home is not in the comparables. Worth seeing before you offer.
Second read, from the city assessment: $2.36M. 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 $2.08M, median of 56 comparables.
The market behind the math:
About 0.9 months of inventory: 11 detached homes for sale in the area against 37 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $727/sqft against an area asking average of $888/sqft. Size and $/sqft both feed the estimate above.
How this estimate is builtthe short version
I take the 56 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 $2.36M, 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.
- Finished basement: added living space, worth checking ceiling height and that the work was permitted. Value driver
- Renovated / rebuilt: recent work can mean fewer upfront costs, worth confirming the scope, quality, and that permits were pulled. Value driver
- Recent major systems: lower near-term capital costs, ask for the ages and any warranties. Value driver
- Upscale kitchen: a genuine value driver, verify the appliances, stone, and finishes in person. Value driver
- Open-concept layout: modern, sought-after flow. Lifestyle
Schools & getting aroundcatchment and transit
Its public catchment (Earl Haig Secondary School) tests around the provincial average, a steady, family-friendly draw. The full EQAO breakdown is below.
Based on 56 comparable homes that sold in Willowdale East over the past two years, from 214 closings there.
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 $782/sqft; this home lists at $727/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
Willowdale East, 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 $1,598,400 · 4.24% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $8,617
- Property tax
- $1,192
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $9,809
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $36,435
- Toronto municipal land transfer tax
- $36,435
- Estimated closing costs
- $72,870
Plus your down payment of $399,600. 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
- $517,029
- Principal paid down
- $201,171
- Interest paid
- $315,858
- Balance remaining
- $1,397,229
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
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 36 whole-home leases in Willowdale East signed at a median of $6,448 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $6,398. 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.