18 Brian Cliff Drive, Toronto, ON
Banbury-Don Mills, Toronto · MLS® C13814606
About this home
In short
- Sprawling Ranch Bungalow Residence On Ravine-Like Lot In Prestigious Edwards Gardens Area.
- Move In, Update Or Build Your Dream Home Up To 5,300sft As Of Right Of Luxurious Living Space As Per Makow Architect Or Apply To C.O.A For More.
- Perfect Lot For Serene Living, Renovation Or Build New.
- Main Floor Features Sun-Filled Gourmet Kitchen And Breakfast Area With Skylights And Side Entrance, Generously-Sized Principle Rooms With Fireplace And Picture...
- Lower Level Features Two Additional Bedrooms, Sprawling Rec Room With Lounge And Wet Bar, And Two Ground-Level Walkouts To The Rear Garden And Its Ravine Setting.
Sprawling Ranch Bungalow Residence On Ravine-Like Lot In Prestigious Edwards Gardens Area. Move In, Update Or Build Your Dream Home Up To 5,300sft As Of Right Of Luxurious Living Space As Per Makow Architect Or Apply To C.O.A For More. Perfect Lot For Serene Living, Renovation Or Build New. Main Floor Features Sun-Filled Gourmet Kitchen And Breakfast Area With Skylights And Side Entrance, Generously-Sized Principle Rooms With Fireplace And Picture Windows Overlooking The Rear Garden, Library Overlooking Front Garden, Tranquil Primary Retreat With 7-Piece Ensuite, 2nd Bedroom, And Stunning Sunroom Overlooking Rear Garden Oasis Of Majestic Lawns And Mature Trees. Lower Level Features Two Additional Bedrooms, Sprawling Rec Room With Lounge And Wet Bar, And Two Ground-Level Walkouts To The Rear Garden And Its Ravine Setting. Minutes From Edward Gardens, Renowned Public And Private Schools, Top-Rated Golf Courses, Shops And Eateries.
Key facts
- Property type
- Detached, Bungalow
- MLS®
- C13814606
- Bedrooms
- 2+2 (4 total)
- Bathrooms
- 3
- Size
- 2500-3000 sq ft
- Lot
- 80 × 185.6 ft
- Cross streets
- Banbury Rd/Lawrence Ave E
- Parking
- 2 garage · 8 parking (attached)
- Driveway
- Private
- Basement
- Finished with Walk-Out, Other
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Stone, Brick
- Foundation
- Concrete
- Roof
- Shingles
- Sewer
- Sewer
- Property tax
- $16,409 / 2025
- Days on market
- 7
- Listing brokerage
- RE/MAX REALTRON BARRY COHEN HOMES INC.
Rooms
overlooks frontyard · skylight · hardwood floor
hardwood floor · skylight · b/i desk
fireplace · panelled · bay window
vaulted ceiling(s) · hardwood floor · overlooks backyard
overlooks backyard · b/i closet · picture window
fireplace · wet bar · walk-out
4 pc ensuite · walk-in closet(s) · skylight
b/i bookcase · closet · window
french doors · crown moulding · overlooks living
crown moulding · fireplace · b/i shelves
broadloom · window · closet
Listed at $3,500,000. Going by how homes in Banbury-Don Mills and the wider GTA have actually closed against their asking prices (about 96%, 21 local closings in 90 days), the likely sale price is near $3.36M, if it sells. A realistic range is $3.15M to $3.79M.
Independent value check: $2.83M. Without looking at the asking price, our model values the home itself about 19% below the ask (homes like it typically land between $2.65M and $2.97M).
Why $2.83M. The typical detached home sold in Banbury-Don Mills over the past year went for about $2.30M (83 sales). What sets this one apart:
- ▲ Raises it stronglyIts tax bill, which follows the city's own assessment, is $16,409 a year; the typical home sold here pays about $11,900.
- ▲ Raises itIts lot is 80 by 186 ft; the typical lot sold here is 60 by 120.
- ▼ Lowers itThe listing presents it as a home to renovate or rebuild.
- ▼ Lowers it2+2 bedrooms and 3 baths, against 4+1 and 4 typically.
Total price vs nearby homes. Likely closing about $3.36M, from 21 recent closings in this pocket.
The market behind the math:
About 1.6 months of inventory: 11 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 $1,273/sqft against an area asking average of $1,360/sqft.
- Walk-out basement apartment features. A finished 2 bed walk-out basement apartment. A self-contained space for extended family, guests or potential income. In Banbury-Don Mills basements rarely rent out (7 of 155 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.
- Ravine / green setting. This home is described as backing onto a ravine or green setting. The ravine backing is priced into the comparison. How much it is really worth depends on whether the house sits on table land with the slope well behind it, or drops away right behind it, and that part is my in-person call.
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.
It never sees the asking price. The 21 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $2.34M. Condition and finishes remain an in-person call.
What the listing highlights5 points to weigh
Claims from the listing, worth confirming in person. I can book you a private showing.
- Ravine lot: privacy and premium value, but confirm the buildable area and any conservation limits. Worth verifying
- Renovated / rebuilt: recent work can mean fewer upfront costs, worth confirming the scope, quality, and that permits were pulled. Value driver
- 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
- Sold as-is / needs work: budget for renovation, the price should reflect the condition. Weigh carefully
Schools & getting aroundcatchment and transit
Its public catchment (York Mills Collegiate Institute) 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
Priced above comparable homes overall, but the price per square foot ($1,273/sqft) is below the area, so you are paying for extra space rather than a premium.
There were not many closely comparable homes right in Banbury-Don Mills, so I widened the search to the surrounding area.
Based on 21 comparable homes that sold in Banbury-Don Mills over the past two years, from 167 closings there.
For sale
For sale
For sale
For sale
For sale
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For sale
For saleNothing closely matching this home is listed nearby right now, so these are the nearest detached listings on the market. Homes like this one have recently closed around $2.83M, which is where my estimate comes from.
Per square foot, these ask about $894/sqft; this home lists at $1,273/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
Banbury-Don Mills, 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: 6 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 4.34% via Ratehub.ca (as of September 30, 2026); conventional rates run a little higher.
Mortgage amount $2,800,000 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $15,482
- Property tax
- $1,367
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $16,849
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $73,975
- Toronto municipal land transfer tax
- $78,975
- Estimated closing costs
- $152,950
Plus your down payment of $700,000. 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
- $928,901
- Principal paid down
- $342,108
- Interest paid
- $586,793
- Balance remaining
- $2,457,892
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 Banbury-Don Mills basements rarely rent out (7 of 155 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 10 whole-home leases in Banbury-Don Mills signed at a median of $5,768 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $5,376. 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 RE/MAX REALTRON BARRY COHEN HOMES INC.. MLS®/PropTx.