2 Lady Valentina Avenue, Vaughan, ON
Patterson, Vaughan · MLS® N13719972
About this home
In short
- Stunning Detached Home in prestigious Upper Thornhill Estates in Patterson.
- On a Premium corner lot with expansive backyard, this exceptional 4-bedroom, 3-bathroom residence offers the perfect blend of elegance, space and functionality.
- Step inside and experience the grandeur of soaring ceilings in the spectacular open-to-above great room, flooded with natural light, creating a grand inviting atmosphere.
- An upgraded oak hardwood staircase with elegant metal spindles leads to 4 spacious bedrooms accentuated with exotic Tigerwood flooring.
- With premium upgrades, generous living spaces, an impressive corner lot and an unbeatable location near parks, trails, shopping, the 407, and top-rated schools, this...
Stunning Detached Home in prestigious Upper Thornhill Estates in Patterson! On a Premium corner lot with expansive backyard, this exceptional 4-bedroom, 3-bathroom residence offers the perfect blend of elegance, space and functionality. Ideally located steps away from top-rated Herbert Carnegie Public School, it's the perfect home for growing families. Step inside and experience the grandeur of soaring ceilings in the spectacular open-to-above great room, flooded with natural light, creating a grand inviting atmosphere. A stylish gas fireplace adds to the welcoming ambiance. The beautifully appointed kitchen offers abundant upgraded cabinetry and generous prep space with ornamental granite countertops. This, combined with an elegant formal dining room, provides an optimal setting for everyday family living and entertaining. An upgraded oak hardwood staircase with elegant metal spindles leads to 4 spacious bedrooms accentuated with exotic Tigerwood flooring. The luxurious primary retreat boasts a sizeable covered balcony, park view, and spa-inspired ensuite, with shower and soaker tub-a perfect place to unwind. Outside is a large fully fenced backyard, complete with maintenance-free PVC deck, gas bbq hookup, and majestic mature trees. A large shed with electric hookup is an ideal location for a workshop/hobby space. Rest easy knowing that major updates are completed: new roof, new furnace and new water heater . With premium upgrades, generous living spaces, an impressive corner lot and an unbeatable location near parks, trails, shopping, the 407, and top-rated schools, this is a rare opportunity to own an outstanding home in one of Patterson's most desirable communities.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- N13719972
- Bedrooms
- 4
- Bathrooms
- 3 (1 half)
- Size
- 2000-2500 sq ft
- Lot
- 55 × 109.91 ft
- Cross streets
- BATHURST & MAJOR MACKENZIE
- Parking
- 2 garage · 4 parking (attached)
- Driveway
- Private Double
- Basement
- Unfinished
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick, Stucco (Plaster)
- Foundation
- Concrete
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Property tax
- $7,605 / 2026
- Days on market
- 53
- Listing brokerage
- NEW ERA REAL ESTATE
Rooms
walk-in closet(s) · ensuite bath
Closet
hardwood floor · cathedral ceiling(s) · fireplace
stainless steel appl · w/o to deck
Closet
Closet
Hardwood Floor
Listed at $1,574,000. Going by how homes in Patterson have actually closed against their asking prices (about 101%, 60 local closings in 90 days), the likely sale price is near $1.58M, if it sells. A realistic range is $1.48M to $1.78M.
Independent value check: $1.52M. Without looking at the asking price, our model values the home itself about 3% below the ask (homes like it typically land between $1.43M and $1.60M).
Why $1.52M. The typical detached home sold in Patterson over the past year went for about $1.65M (264 sales). What sets this one apart:
- ▼ Lowers it4 bedrooms and 3 baths, against 4+1 and 5 typically.
- ▼ Lowers itIt is 2,000 to 2,500 sq ft; the typical home sold here is 2,500 to 3,000.
- ▲ Raises it slightlyIts lot is 55 by 110 ft; the typical lot sold here is 40 by 105.
Longer on the market than typical. 53 days on the market against about 27 for homes like it here, and asking 3% above where comparable closings put it.
Total price vs nearby homes. Likely closing about $1.58M, from 60 recent closings in this pocket.
The market behind the math:
About 1.4 months of inventory: 27 detached homes for sale in the area against 60 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $700/sqft against an area asking average of $658/sqft.
- Corner lot. Two street frontages: more to landscape, shovel and mow, and more exposure to traffic, wind and headlights at night. Buyers price that against an interior lot on the same street, so I read this one on the cautious side and confirm the setting in person.
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 60 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $1.47M. 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.
- Recent major systems: lower near-term capital costs, ask for the ages and any warranties. Value driver
- Tall ceilings: they transform how a home feels, worth confirming the actual heights room to room. Worth verifying
- Hardwood floors: quality hardwood is durable and broadly desirable. Lifestyle
- Corner lot: more light and frontage, sometimes at the cost of privacy. Weigh carefully
Based on 60 comparable homes that sold in Patterson over the past two years, from 500 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 $656/sqft; this home lists at $700/sqft. Size is part of the price story, not just the sticker.
The 5 closest of 8 active listings nearby.
See all comparable homesSold price trend
Median sold price for detached homes in Patterson: $1.42M in September 2026, down 8% from a year ago, on 259 closings in 12 months.
Line: median sold price, each month averaged with its neighbours and weighted by closings. Bars: closings that month.
Month by month
| Month | Median sold | Closings |
|---|---|---|
| October 2025 | $1.73M | 33 |
| November 2025 | $1.79M | 22 |
| December 2025 | $1.52M | 12 |
| January 2026 | $1.57M | 8 |
| February 2026 | $1.61M | 17 |
| March 2026 | $1.71M | 24 |
| April 2026 | $1.65M | 21 |
| May 2026 | $1.79M | 32 |
| June 2026 | $1.63M | 29 |
| July 2026 | $1.65M | 17 |
| August 2026 | $1.62M | 24 |
| September 2026 | $1.42M | 20 |
Neighbourhood & 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) →
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 October 20, 2026); conventional rates run a little higher.
Mortgage amount $1,259,200 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $6,962
- Property tax
- $634
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $7,596
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $27,955
- Estimated closing costs
- $27,955
Plus your down payment of $314,800. 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
- $417,740
- Principal paid down
- $153,851
- Interest paid
- $263,889
- Balance remaining
- $1,105,349
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 123 whole-home leases in Patterson signed at a median of $5,191 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $4,771. 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 NEW ERA REAL ESTATE. MLS®/PropTx.