99 Maple Sugar Lane, Vaughan, ON
Patterson, Vaughan · MLS® N13623482
About this home
In short
- Tastefully Renovated & Exceptionally Located in Prime Thornhill Woods.
- Approximately 6-year-old tasteful modern renovation in this bright, spacious and highly functional 3-bedroom home, perfectly situated directly across from a park.
- The fully open-concept main floor features wide-plank modern flooring throughout, ultra-chic 24" x 24" porcelain tiles.
- Additional highlights include totally turnkey, self-contained walkout basement apartment is an exceptional bonus, featuring gigantic emergency-exit windows, excellent...
- With 4-car parking, a massive deck.
Tastefully Renovated & Exceptionally Located in Prime Thornhill Woods! Approximately 6-year-old tasteful modern renovation in this bright, spacious and highly functional 3-bedroom home, perfectly situated directly across from a park. The fully open-concept main floor features wide-plank modern flooring throughout, ultra-chic 24" x 24" porcelain tiles. The stylish white kitchen showcases quartz countertops, abundant cabinetry and exceptional storage, with a seamless walkout to a massive deck overlooking the sunny south-facing backyard - ideal for entertaining and outdoor living. Additional highlights include totally turnkey, self-contained walkout basement apartment is an exceptional bonus, featuring gigantic emergency-exit windows, excellent natural light, pot lights throughout, and independent heating and air conditioning. One of the nicer basement apartments in the area, it is ideal for extended family, guests, or additional living space, while offering excellent potential for rental income. Upgraded baseboards and trim, tasteful custom carpentry, modern flat-panel doors, convenient second-floor laundry with full-size washer and dryer. The sunny south-facing backyard has been beautifully enhanced with an interlock extension and patio, providing generous outdoor living space. With 4-car parking, a massive deck. Surrounded by top-rated schools, parks and amenities, with easy access to everything Thornhill has to offer. A rare opportunity to own a beautifully updated home in a truly prime Thornhill Woods location!
Key facts
- Property type
- Semi-Detached, 2-Storey
- MLS®
- N13623482
- Bedrooms
- 3
- Bathrooms
- 4 (1 half)
- Size
- 1500-2000 sq ft
- Lot
- 23.97 × 100.17 ft
- Cross streets
- Bathurst & Highway 7
- Parking
- 1 garage · 3 parking (built-in)
- Driveway
- Mutual
- Basement
- Apartment, Finished with Walk-Out
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Unknown
- Roof
- Shingles
- Sewer
- Sewer
- Property tax
- $4,850 / 2025
- Days on market
- 52
- Listing brokerage
- SUTTON GROUP-ADMIRAL REALTY INC.
Rooms
porcelain floor · overlooks living · w/o to deck
laminate · large window · large closet
laminate · combined w/living · pot lights
laminate · large window · large closet
laminate · walk-in closet(s) · 4 pc ensuite
laminate · combined w/dining · pot lights
porcelain floor · stainless steel appl · large window
Listed at $1,199,900. Recent sales of homes like it put this one around $1.03M, so the ask is about 16% above what similar homes have sold for.
If it sells at this ask, expect about $1.17M, typically $1.15M to $1.18M: that is where homes here have closed against their asks in the last 90 days (16 closings).
The ask and what recent sales support disagree. When they differ this much, the asking price has been the closer guide about 87% of the time. Recent GTA homes first listed this far above their automated estimate sold at about 95% of the original ask, in a median 36 days, 26% of them after a price reduction (750 sales).
Total price vs nearby homes. Fair value about $1.03M, learned from recent GTA sales.
The market behind the math:
About 1.5 months of inventory: 8 semi-detached homes for sale in the area against 16 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $686/sqft against an area asking average of $673/sqft. Size and $/sqft both feed the estimate above.
- Walk-out basement apartment features. A finished walk-out basement apartment. A self-contained space for extended family, guests or potential income. In Patterson basements rarely rent out (6 of 72 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 Vaughan.
- Park / green-space backing. The listing says this home backs onto or abuts a park or green space. That privacy is priced into the comparison. What is actually behind the fence, and how the lot sits against it, 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 70 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $1.06M. Condition and finishes remain an in-person call.
What the listing highlights3 points to weigh
Claims from the listing, worth confirming in person. I can book you a private showing.
- Walk-out basement: natural light and strong in-law or income potential. Income potential
- Renovated / rebuilt: recent work can mean fewer upfront costs, worth confirming the scope, quality, and that permits were pulled. Value driver
- Open-concept layout: modern, sought-after flow. Lifestyle
Schools & getting aroundcatchment and transit
On schools, this address is zoned for Stephen Lewis SS, 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
Priced above comparable homes overall, but the price per square foot ($686/sqft) is in line with the area, so you are paying for extra space rather than a premium.
Based on 70 comparable homes that sold in Patterson over the past two years, from 91 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 $664/sqft; this home lists at $686/sqft. Size is part of the price story, not just the sticker.
The 5 closest active listings nearby.
See all comparable homesNeighbourhood & location
Patterson, Vaughan, 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). Vaughan.
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: 8 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 4.24% via Ratehub.ca (as of September 21, 2026); conventional rates run a little higher.
Mortgage amount $959,920 · 4.39% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $5,254
- Property tax
- $404
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $5,659
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $20,473
- Estimated closing costs
- $20,473
Plus your down payment of $239,980. 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
- $315,261
- Principal paid down
- $118,687
- Interest paid
- $196,574
- Balance remaining
- $841,233
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 Patterson basements rarely rent out (6 of 72 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 36 whole-home leases in Patterson signed at a median of $3,826 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $3,786. 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 SUTTON GROUP-ADMIRAL REALTY INC.. MLS®/PropTx.