187 Simpson Avenue, Toronto, ON
North Riverdale, Toronto · MLS® E13789258
About this home
In short
- Welcome to 187 Simpson Avenue, a spacious 3 Bedroom 2-Storey Semi-Detached Home In the desirable family friendly Riverdale / Leslieville neighbourhood .
- This clean and well maintained home with a Renovated Kitchen, and Hardwood Floors throughout the upper floors.
- The Open-Concept Living And Dining Area Feature Picture Windows and Hardwood Flooring.
- The Renovated Kitchen Offers plenty of Storage Cabinets and Quartz Countertops with custom backsplash, and a walk out to the deck & garden.
- The Large Finished Basement, with potential for rental income, has a separate side entrance providing an Open Canvas Recreation Space [Or convert as you like], A Full...
Welcome to 187 Simpson Avenue, a spacious 3 Bedroom 2-Storey Semi-Detached Home In the desirable family friendly Riverdale / Leslieville neighbourhood . This clean and well maintained home with a Renovated Kitchen, and Hardwood Floors throughout the upper floors. This Bright And Spacious Residence Offers Three Well Sized Bedrooms, Two Full Washrooms and a Main Floor Powder Room. The Open-Concept Living And Dining Area Feature Picture Windows and Hardwood Flooring. The Renovated Kitchen Offers plenty of Storage Cabinets and Quartz Countertops with custom backsplash, and a walk out to the deck & garden. The Large Finished Basement, with potential for rental income, has a separate side entrance providing an Open Canvas Recreation Space [Or convert as you like], A Full Bathroom And Separate Laundry Room and an additional large storage room. Enjoy A Spacious open Rear Deck And Private Fenced Backyard (Great for vegetables and flowers) being one with nature surrounded By Mature trees. Situated In A Charming, Family-Friendly Neighbourhood near Withrow Park And Riverdale Park, with Convenient Access To Pape and Broadview Subway Stations and the future East Harbour GO/Transit Hub, connecting to GO and the future Ontario Line. TTC Streetcars, Walkable to The Shops, Cafés And Restaurants Along The Danforth, Gerrard Street East And Leslieville. Easy access to DVP, Downtown and Bike routes. The home has Newer Windows and an owned Hot water tank. And a Rare to Find separate Deeded private Laneway parking spot included with the property. Pape, Queen A, and Riverdale school catchment.
Key facts
- Property type
- Semi-Detached, 2-Storey
- MLS®
- E13789258
- Bedrooms
- 3
- Bathrooms
- 3 (1 half)
- Size
- 1100-1500 sq ft
- Lot
- 19 × 133 ft
- Cross streets
- Gerrard St E and Carlaw Avenue
- Parking
- 1 garage (other)
- Basement
- Walk-Up, Partially Finished
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Stone, Brick
- Foundation
- Concrete Block
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Property tax
- $7,650 / 2026
- Days on market
- 14
- Listing brokerage
- ONE PERCENT REALTY LTD.
Rooms
hardwood floor · large window · large closet
Large Window
hardwood floor · large window · large closet
panelled · dropped ceiling · side door
hardwood floor · large closet · large window
hardwood floor · picture window · combined w/dining
ceramic floor · w/o to deck · quartz counter
hardwood floor · combined w/living · large window
Listed at $1,349,000. Going by how homes in North Riverdale and the wider GTA have actually closed against their asking prices (about 102%, 10 local closings in 90 days), the likely sale price is near $1.38M, if it sells. A realistic range is $1.29M to $1.55M.
Independent value check: $1.54M. Without looking at the asking price, our model values the home itself about 14% above the ask (homes like it typically land between $1.44M and $1.61M).
Why $1.54M. The typical semi-detached home sold in North Riverdale over the past year went for about $1.73M (58 sales). What sets this one apart:
- ▼ Lowers itIt is 1,100 to 1,500 sq ft; the typical home sold here is 1,500 to 2,000.
- ▲ Raises it slightlyIts lot is 19 by 133 ft; the typical lot sold here is 18 by 105.
Total price vs nearby homes. Likely closing about $1.38M, from 10 recent closings in this pocket.
The market behind the math:
Price per square foot: this home lists at $1,038/sqft against an area asking average of $835/sqft.
- Walk-up basement. Extra light, usable space, and income potential, so the estimate is a conservative floor for it.
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 10 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $1.50M. 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.
- 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
- Open-concept layout: modern, sought-after flow. Lifestyle
- Hardwood floors: quality hardwood is durable and broadly desirable. Lifestyle
Schools & getting aroundcatchment and transit
On schools, this address is zoned for Pape Avenue Junior Public School, one of the higher-rated public schools in the area. A strong catchment tends to hold value and widen your resale pool, especially with family buyers.
Read this with carewhy it’s an estimate, not an appraisal
Below comparable homes on total price, yet the price per square foot ($1,038/sqft) is above the area, which usually points to a smaller or more efficient layout.
There were not many closely comparable homes right in North Riverdale, so I widened the search to the surrounding area.
Based on 10 comparable homes that sold in North Riverdale over the past two years, from 116 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 $904/sqft; this home lists at $1,038/sqft. Size is part of the price story, not just the sticker.
The 3 closest active listings nearby.
See all comparable homesNeighbourhood & location
North Riverdale, 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 September 30, 2026); conventional rates run a little higher.
Mortgage amount $1,079,200 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $5,967
- Property tax
- $638
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $6,605
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $23,455
- Toronto municipal land transfer tax
- $23,455
- Estimated closing costs
- $46,910
Plus your down payment of $269,800. 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
- $358,025
- Principal paid down
- $131,858
- Interest paid
- $226,167
- Balance remaining
- $947,342
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 12 whole-home leases in North Riverdale signed at a median of $5,560 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $5,231. 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 ONE PERCENT REALTY LTD.. MLS®/PropTx.