54 Westbrook Avenue, Toronto, ON
Woodbine-Lumsden, Toronto · MLS® E13852006
About this home
In short
- Attention Builders, Investors & End Users.
- Exceptional opportunity in the sought-after Woodbine-Lumsden neighbourhood to build a custom home on a 25 x 100 ft lot.
- An outstanding opportunity for a builder to take over an advanced project or for an end user to create a personalized custom home without starting the lengthy design...
- Situated on a quiet residential street in an established East York neighbourhood, close to the Danforth, TTC subway, parks, schools, shops, restaurants and everyday...
- A rare opportunity to move a custom-build project significantly forward in a highly desirable Toronto location....
Attention Builders, Investors & End Users! Exceptional opportunity in the sought-after Woodbine-Lumsden neighbourhood to build a custom home on a 25 x 100 ft lot. Much of the groundwork is already complete, including Committee of Adjustment approvals, architectural plans and drawings, and a comprehensive permit package substantially advanced toward final issuance. The proposed plans feature an impressive approximately 2,000 sq. ft. two-storey detached home plus a finished lower level, offering 4 bedrooms, a garage, and a thoughtfully designed layout for modern family living. An outstanding opportunity for a builder to take over an advanced project or for an end user to create a personalized custom home without starting the lengthy design and approvals process from scratch. Situated on a quiet residential street in an established East York neighbourhood, close to the Danforth, TTC subway, parks, schools, shops, restaurants and everyday amenities. Plans, Committee of Adjustment approvals and permit package available for review. A rare opportunity to move a custom-build project significantly forward in a highly desirable Toronto location.... Complete Plans, Approvals & Permit package include with the sale.... Flexible closing
Key facts
- Property type
- Detached, Bungalow
- MLS®
- E13852006
- Bedrooms
- 3+1 (4 total)
- Bathrooms
- 2 (1 half)
- Size
- 700-1100 sq ft
- Lot
- 25 × 100 ft
- Cross streets
- Main & Danforth
- Parking
- 0 parking
- Driveway
- Other
- Basement
- Separate Entrance
- Heating
- Forced Air
- A/C
- None
- Exterior
- Aluminum Siding
- Foundation
- Concrete, Other
- Roof
- Unknown
- Sewer
- Sewer
- Property tax
- $4,087 / 2025
- Days on market
- 19
- Listing brokerage
- RE/MAX CROSSROADS REALTY INC.
Listed at $649,000. Going by how homes in Woodbine-Lumsden and the wider GTA have actually closed against their asking prices (about 99%, 14 local closings in 90 days), the likely sale price is near $645K, if it sells. A realistic range is $604K to $727K.
Independent value check: $630K. Without looking at the asking price, our model values the home itself about 3% below the ask (homes like it typically land between $590K and $660K).
Why $630K. The typical detached home sold in Woodbine-Lumsden over the past year went for about $1.05M (66 sales). What sets this one apart:
- ▼ Lowers it stronglyThe listing presents it as a home to renovate or rebuild.
- ▼ Lowers it stronglyIts tax bill, which follows the city's own assessment, is $4,087 a year; the typical home sold here pays about $4,800.
- ▼ Lowers it strongly0 garage and 0 total parking spaces, against 1 and 1.25 typically.
- ▼ Lowers itIt is 700 to 1,100 sq ft; the typical home sold here is 1,100 to 1,500.
Total price vs nearby homes. Likely closing about $645K, from 14 recent closings in this pocket.
The market behind the math:
About 3.2 months of inventory: 15 detached homes for sale in the area against 14 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $721/sqft against an area asking average of $818/sqft.
- 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. Basements do rent in Woodbine-Lumsden: 21 of the 72 detached leases here lately were basement units, around $1,600 a month. That makes the suite real income. Second-suite retrofit status is not verified. A buyer intending to rent should confirm requirements with the City of Toronto.
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 14 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $693K. 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.
- Transit / schools nearby: convenience and resale support, verify the exact distances and school catchment. Value driver
- Development potential: upside only if zoning permits, verify with the city before relying on it. Worth verifying
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 Woodbine-Lumsden, so I widened the search to the surrounding area.
Based on 14 comparable homes that sold in Woodbine-Lumsden over the past two years, from 146 closings there.
For sale
For sale
For sale
For sale
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 $630K, which is where my estimate comes from.
Per square foot, these ask about $838/sqft; this home lists at $721/sqft. Size is part of the price story, not just the sticker.
The 5 closest of 6 active listings nearby.
See all comparable homesSold price trend
Median sold price for detached homes in Toronto: $1.20M in September 2026, down 1% from a year ago, on 7,360 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 | $1.25M | 739 |
| November 2025 | $1.21M | 596 |
| December 2025 | $1.14M | 384 |
| January 2026 | $1.20M | 285 |
| February 2026 | $1.23M | 453 |
| March 2026 | $1.34M | 580 |
| April 2026 | $1.31M | 777 |
| May 2026 | $1.30M | 861 |
| June 2026 | $1.25M | 772 |
| July 2026 | $1.17M | 684 |
| August 2026 | $1.19M | 552 |
| September 2026 | $1.20M | 677 |
Neighbourhood & location
Woodbine-Lumsden, 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 21, 2026); conventional rates run a little higher.
Mortgage amount $519,200 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $2,871
- Property tax
- $341
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $3,211
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $9,455
- Toronto municipal land transfer tax
- $9,455
- Estimated closing costs
- $18,910
Plus your down payment of $129,800. 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
- $172,245
- Principal paid down
- $63,437
- Interest paid
- $108,808
- Balance remaining
- $455,763
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
The suite is real income here: basements rent in Woodbine-Lumsden (21 of 72 recent detached leases were basement units, around $1,600 a month). The figure above is the whole house on one lease; rented as two units, the suite alone brings about $1,600 a month on top of the upper floors. Permitted use is worth confirming with the city.
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 9 whole-home leases in Woodbine-Lumsden signed at a median of $3,508 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $3,199. 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 CROSSROADS REALTY INC.. MLS®/PropTx.