44 Matthew Boyd Crescent, Newmarket, ON
Woodland Hill, Newmarket · MLS® N13672660
About this home
In short
- Nestled in a quiet, family-friendly neighbourhood, this 2-storey home is just minutes to parks, top-rated schools, shopping, public transit, and offers quick access...
- Ideally located near Upper Canada Mall and other major shopping centres, it provides convenient access to a wide range of retail, dining, and everyday essentials...
- Bright and inviting throughout, the home features 9' ceilings, hardwood floors, and an abundance of natural light.
- Upstairs, you'll find a spacious primary bedroom with two walk-in closets and a 4-piece ensuite, along with three additional well-sized bedrooms and another full...
- The finished basement features an extra kitchen and large rec room with awalkout-perfect for extra living space, entertaining, or family time.
Nestled in a quiet, family-friendly neighbourhood, this 2-storey home is just minutes to parks, top-rated schools, shopping, public transit, and offers quick access to Highway 404. Ideally located near Upper Canada Mall and other major shopping centres, it provides convenient access to a wide range of retail, dining, and everyday essentials, with Yonge Street just a short 6-minute walk away. Bright and inviting throughout, the home features 9' ceilings, hardwood floors, and an abundance of natural light. The kitchen offers a comfortable eat-in space with a breakfast bar, stainless steel appliances, and large windows. Enjoy hosting in the elegant dining room with coffered ceilings, or unwind on one of two decks in the fully fenced backyard. Upstairs, you'll find a spacious primary bedroom with two walk-in closets and a 4-piece ensuite, along with three additional well-sized bedrooms and another full bathroom. The finished basement features an extra kitchen and large rec room with awalkout-perfect for extra living space, entertaining, or family time. Upgrades include new shingles (2021), furnace (2020), and a reverse osmosis system.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- N13672660
- Bedrooms
- 4+2 (6 total)
- Bathrooms
- 4 (1 half)
- Size
- 2000-2500 sq ft
- Lot
- 35 × 82 ft
- Cross streets
- Yonge St and Davis Dr
- Parking
- 2 garage · 6 parking (attached)
- Driveway
- Private
- Basement
- Finished with Walk-Out
- Kitchens
- 2 (1 + 1)
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Concrete
- Roof
- Shingles
- Sewer
- Sewer
- Property tax
- $6,402 / 2025
- Days on market
- 39
- Listing brokerage
- RE/MAX EXCEL REALTY LTD.
Rooms
hardwood floor · large closet
hardwood floor · large closet
Large Window
hardwood floor · gas fireplace
laminate · w/o to deck
ceramic floor · stainless steel appl
hardwood floor · large closet
hardwood floor · coffered ceiling(s)
hardwood floor · 4 pc ensuite · walk-in closet(s)
ceramic floor · combined w/kitchen
hardwood floor · bay window
Listed at $1,099,000. Going by how homes in Woodland Hill and the wider GTA have actually closed against their asking prices (about 97%, 18 local closings in 90 days), the likely sale price is near $1.07M, if it sells. A realistic range is $998K to $1.20M.
Independent value check: $1.12M. Without looking at the asking price, our model values the home itself in line with the ask (homes like it typically land between $1.05M and $1.17M).
Why $1.12M. The typical detached home sold in Woodland Hill over the past year went for about $1.15M (61 sales). What sets this one apart:
- ▲ Raises it slightlyIts tax bill, which follows the city's own assessment, is $6,402 a year; the typical home sold here pays about $6,200.
Total price vs nearby homes. Likely closing about $1.07M, from 18 recent closings in this pocket.
The market behind the math:
About 2.2 months of inventory: 13 detached homes for sale in the area against 18 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $488/sqft against an area asking average of $500/sqft.
- Walk-out basement apartment features. A finished 2 bed walk-out basement apartment with a second kitchen. A self-contained space for extended family, guests or potential income. Basements do rent in Woodland Hill: 13 of the 90 detached leases here lately were basement units, around $1,800 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 Town of Newmarket.
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 18 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $1.10M. Condition and finishes remain an in-person call.
What the listing highlights4 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
- Primary suite: a key comfort and resale feature. Lifestyle
- Hardwood floors: quality hardwood is durable and broadly desirable. Lifestyle
- Transit / schools nearby: convenience and resale support, verify the exact distances and school catchment. Value driver
Schools & getting aroundcatchment and transit
Its public catchment (Alexander Muir PS) tests around the provincial average, a steady, family-friendly draw. The full EQAO breakdown is below.
Based on 18 comparable homes that sold in Woodland Hill over the past two years, from 121 closings there.
For sale
For sale
For sale
For sale
For sale
For sale
For sale
For saleThe closest active listings by size, beds, and price, so you can see what this home is up against.
Per square foot, these ask about $505/sqft; this home lists at $488/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
Woodland Hill, Newmarket, 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). Newmarket.
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: 9 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 $879,200 · 4.39% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $4,813
- Property tax
- $534
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $5,346
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $18,455
- Estimated closing costs
- $18,455
Plus your down payment of $219,800. 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
- $288,751
- Principal paid down
- $108,707
- Interest paid
- $180,044
- Balance remaining
- $770,493
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 Woodland Hill (13 of 90 recent detached leases were basement units, around $1,800 a month). The figure above is the whole house on one lease; rented as two units, the suite alone brings about $1,800 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 31 whole-home leases in Woodland Hill signed at a median of $3,948 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $4,160. 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 EXCEL REALTY LTD.. MLS®/PropTx.