12 Spring Arbour Road, Vaughan, ON
Patterson, Vaughan · MLS® N13781298
About this home
In short
- Welcome to this beautifully upgraded and renovated Semi-Detached home in the family-friendly South Thornhill Woods community.
- Filled with natural light, this bright and spacious home offers a thoughtfully designed open-concept layout featuring 9-ft ceilings on the main level, oversized...
- The stunning gourmet kitchen is a chef's delight, showcasing newer appliances, a large center island, and stylish quartz countertops and backsplash.
- The professionally finished basement adds exceptional versatility, complete with a separate side entrance, large above-grade window, 3-piece bathroom, and kitchen...
- New roof (2025) New oversized basement window (2025) New side entrance door (2025).
Welcome to this beautifully upgraded and renovated Semi-Detached home in the family-friendly South Thornhill Woods community. Filled with natural light, this bright and spacious home offers a thoughtfully designed open-concept layout featuring 9-ft ceilings on the main level, oversized windows, and new flooring throughout. The stunning gourmet kitchen is a chef's delight, showcasing newer appliances, a large center island, and stylish quartz countertops and backsplash. The inviting family room is bathed in sunlight and features a cozy gas fireplace, creating the perfect setting for both everyday living and entertaining. A convenient walkout leads to the private outdoor space, ideal for relaxing. The professionally finished basement adds exceptional versatility, complete with a separate side entrance, large above-grade window, 3-piece bathroom, and kitchen rough-in-offering excellent potential for an in-law suite, recreation area, or future income opportunity. Additional highlights include 2nd floor laundry room and one-car garage with custom storage shelving installed and a private driveway accommodating up to three cars. New roof (2025) New oversized basement window (2025) New side entrance door (2025). Ideally located close to top-rated schools, parks, trails, shopping, transit, and all essential amenities, this move-in-ready home combines comfort, style, and convenience in one of Vaughan's most desirable neighbourhoods. A wonderful opportunity not to be missed!
Key facts
- Property type
- Semi-Detached, 2-Storey
- MLS®
- N13781298
- Bedrooms
- 3
- Bathrooms
- 4 (1 half)
- Size
- 1500-2000 sq ft
- Lot
- 22.56 × 101.04 ft
- Cross streets
- South of Rutherford & Dufferin
- Parking
- 1 garage · 4 parking (attached)
- Basement
- Separate Entrance, Finished
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Concrete
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Property tax
- $5,378 / 2025
- Days on market
- 6
- Listing brokerage
- ROYAL TEAM REALTY INC.
Rooms
ceramic floor · closet
laminate · closet
vinyl floor · 3 pc bath · large window
laminate · 4 pc ensuite · closet organizers
hardwood floor · gas fireplace · open concept
laminate · closet
ceramic floor · combined w/kitchen · window
ceramic floor · centre island · quartz counter
Listed at $1,279,000. Recent sales of homes like it put this one around $1.11M, so the ask is about 15% above what similar homes have sold for.
If it sells at this ask, expect about $1.25M, typically $1.22M to $1.26M: 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 $1.11M, 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 $731/sqft against an area asking average of $667/sqft. Size and $/sqft both feed the estimate above.
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 5 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $1.13M. 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
- Upscale kitchen: a genuine value driver, verify the appliances, stone, and finishes in person. Value driver
- Open-concept layout: modern, sought-after flow. Lifestyle
Schools & getting aroundcatchment and transit
On schools, this address is zoned for Carrville Mills PS, 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.
Based on 5 homes sold on this street over the past two years, from 91 closings in Patterson.
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 $655/sqft; this home lists at $731/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: 7 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 $1,023,200 · 4.39% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $5,601
- Property tax
- $448
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $6,049
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $22,055
- Estimated closing costs
- $22,055
Plus your down payment of $255,800. 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
- $336,044
- Principal paid down
- $126,511
- Interest paid
- $209,533
- Balance remaining
- $896,689
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 40 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 $3,771. 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 ROYAL TEAM REALTY INC.. MLS®/PropTx.