404-800 Spadina Road, Toronto, ON
Forest Hill South, Toronto · MLS® C13789798
About this home
In short
- Welcome to Suite 404 at 800 Spadina Road, a beautifully finished two bedroom, two bathroomresidence offering approximately 870 ft. of refined living space in the...
- Bathed in natural light with desirable self exposure, this elegant suite offers toJuliette balconies, hardwood flooring, a well appointed kitchen with granite...
- Thisspacious primary bedroom offers a walk-in closet and private en suite, while the second bedroomprovides flexibility for guests, family, or a sophisticated home...
Welcome to Suite 404 at 800 Spadina Road, a beautifully finished two bedroom, two bathroomresidence offering approximately 870 ft. of refined living space in the heart of prestigiousForest Hill. Bathed in natural light with desirable self exposure, this elegant suite offers toJuliette balconies, hardwood flooring, a well appointed kitchen with granite countertops, andthoughtfully designed custom built-in that provide exceptional storage and functionality. Thisspacious primary bedroom offers a walk-in closet and private en suite, while the second bedroomprovides flexibility for guests, family, or a sophisticated home office. Set within an intimate boutique building, residents enjoy a rooftop terrace with barbecue,fitness facilities, visitor parking and convenient underground parking. Steps from TTC andclose to the shops, cafés, and restaurants of Forest Hill Village, the Beltline Trail, parks,and everyday conveniences, this is an exceptional opportunity to enjoy a beautifully appointedhome in one of Toronto's most established neighbourhoods
Key facts
- Property type
- Condo Apartment, Apartment
- MLS®
- C13789798
- Bedrooms
- 2
- Bathrooms
- 2
- Size
- 800-899 sq ft
- Cross streets
- Spadina Rd. & Eglinton Ave. W
- Parking
- 1 garage (underground)
- Basement
- None
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick, Concrete
- Maintenance
- $1,679/mo
- Exposure
- South
- Property tax
- $3,284 / 2026
- Days on market
- 33
- Listing brokerage
- SOTHEBY'S INTERNATIONAL REALTY CANADA
Rooms
hardwood floor · balcony · fireplace
hardwood floor · open concept · b/i shelves
hardwood floor · walk-in closet(s) · balcony
hardwood floor · b/i bookcase · large closet
granite counters · open concept · granite floor
Listed at $535,000. Going by how homes in Forest Hill South and the wider GTA have actually closed against their asking prices (about 96%, 8 local closings in 90 days), the likely sale price is near $513K, if it sells. A realistic range is $483K to $555K.
Independent value check: $670K. Without looking at the asking price, our model values the home itself about 25% above the ask (homes like it typically land between $623K and $704K).
Why $670K. The typical condo sold in Forest Hill South over the past year went for about $1.20M (48 sales). What sets this one apart:
- ▼ Lowers it stronglyIts tax bill, which follows the city's own assessment, is $3,284 a year; the typical home sold here pays about $5,400.
- ▼ Lowers it stronglyIt is 800 to 899 sq ft; the typical home sold here is 1,400 to 1,599.
- ▲ Raises itThe listing describes it as fully renovated or newly built.
- ▼ Lowers itIts maintenance fee is $1,679 a month; the typical unit sold here pays about $2,020.
Total price vs nearby homes. Likely closing about $513K, from 8 recent closings in this pocket.
The market behind the math:
About 1.9 months of inventory: 5 condo apartment homes for sale in the area against 8 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $630/sqft against an area asking average of $1,154/sqft.
How this estimate is builtthe short version
This figure comes from a model built on about 44,000 recent GTA sales. It weighs this home’s tax assessment, size, age, location and features against what homes like it actually sold for, including sales in this neighbourhood and this building.
It never sees the asking price. The 8 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $654K. Condition and finishes remain an in-person call.
What the listing highlights2 points to weigh
Claims from the listing, worth confirming in person. I can book you a private showing.
- Primary suite: a key comfort and resale feature. Lifestyle
- Hardwood floors: quality hardwood is durable and broadly desirable. Lifestyle
Based on 8 comparable homes that sold in Forest Hill South over the past two years, from 67 closings there.
Nothing closely matching this home is listed nearby right now, so these are the nearest condo apartment listings on the market. Homes like this one have recently closed around $670K, which is where my estimate comes from.
Per square foot, these ask about $926/sqft; this home lists at $630/sqft. Size is part of the price story, not just the sticker.
The 3 closest active listings nearby.
See all comparable homesSold price trend
Median sold price for condos in Toronto: $540K in September 2026, down 4% from a year ago, on 10,804 closings in 12 months.
Line: median sold price, each month averaged with its neighbours and weighted by closings. Bars: closings that month. Toronto as a whole: the neighbourhood alone has too few closings for a line of its own.
Month by month
| Month | Median sold | Closings |
|---|---|---|
| October 2025 | $589K | 1052 |
| November 2025 | $569K | 834 |
| December 2025 | $545K | 659 |
| January 2026 | $565K | 593 |
| February 2026 | $575K | 722 |
| March 2026 | $565K | 974 |
| April 2026 | $565K | 1042 |
| May 2026 | $560K | 1011 |
| June 2026 | $558K | 1120 |
| July 2026 | $560K | 1030 |
| August 2026 | $548K | 882 |
| September 2026 | $540K | 885 |
Neighbourhood & location
Forest Hill South, 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
Conventional (20%+ down). Best insured 5-year fixed 4.34% via Ratehub.ca (as of October 19, 2026); conventional rates run a little higher.
Mortgage amount $428,000 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $2,366
- Property tax
- $274
- Condo / maintenance fees
- $1,679
- Heating
- $0
- Estimated monthly cost
- $4,319
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $7,175
- Toronto municipal land transfer tax
- $7,175
- Estimated closing costs
- $14,350
Plus your down payment of $107,000. 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
- $141,989
- Principal paid down
- $52,294
- Interest paid
- $89,695
- Balance remaining
- $375,706
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 5 whole-home leases in Forest Hill South signed at a median of $3,105 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $3,227. 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 SOTHEBY'S INTERNATIONAL REALTY CANADA. MLS®/PropTx.