388 Bouchier Street, Georgina, ON
Historic Lakeshore Communities, Georgina · MLS® N13790044
About this home
In short
- An opportunity rarely offered in historic Roches Point: a 100-foot-wide lot set back from the road, facing permanent forested green space that will never be built on.
- Behind the custom-designed home, the backyard has been built for full-scale entertaining, in ground pool with epoxy-coated surround, expansive deck all within a fully...
- Inside, oversized windows fill the open-concept main space with views of the forest out front and the pool behind.
- The upper level is finished in light-toned hardwood under soaring ceilings and custom lighting, anchored by a kitchen designed for both daily life and hosting...
- Steps from the water, residents enjoy access to a private park and sandy beach at the end of the street ($40/year association fee, per seller), with parks, golf, and...
An opportunity rarely offered in historic Roches Point: a 100-foot-wide lot set back from the road, facing permanent forested green space that will never be built on. Behind the custom-designed home, the backyard has been built for full-scale entertaining, in ground pool with epoxy-coated surround, expansive deck all within a fully fenced yard. Inside, oversized windows fill the open-concept main space with views of the forest out front and the pool behind. The upper level is finished in light-toned hardwood under soaring ceilings and custom lighting, anchored by a kitchen designed for both daily life and hosting: central island, porcelain-quartz countertops, designer cabinetry and pendant lighting. Two statement fireplaces warm the home, and four full bathrooms serve a layout that includes a secondary suite, genuine multigenerational flexibility, not an afterthought. The lower level is a comfortable retreat.Steps from the water, residents enjoy access to a private park and sandy beach at the end of the street ($40/year association fee, per seller), with parks, golf, and public transit all nearby, surrounded by multi-million-dollar homes. Elegant full-time residence or four-season escape. Roches Point delivers both.
Key facts
- Property type
- Detached, Sidesplit 4
- MLS®
- N13790044
- Bedrooms
- 3+2 (5 total)
- Bathrooms
- 4 (1 half)
- Size
- 1100-1500 sq ft
- Lot
- 100.04 × 186.25 ft
- Cross streets
- Metro Rd N + Bouchier Street
- Parking
- 2 garage · 8 parking (attached)
- Driveway
- Private
- Basement
- Finished
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Aluminum Siding, Brick
- Foundation
- Concrete
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Pool
- Inground
- Property tax
- $6,322 / 2025
- Days on market
- 5
- Listing brokerage
- EXP REALTY
Rooms
hardwood floor · pot lights
Listed at $1,140,000. Going by how homes in Historic Lakeshore Communities 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 $1.10M, if it sells. A realistic range is $1.03M to $1.24M.
Independent value check: $1.01M. Without looking at the asking price, our model values the home itself about 12% below the ask (homes like it typically land between $945K and $1.06M).
Why $1.01M. The typical detached home sold in Historic Lakeshore Communities over the past year went for about $780K (60 sales). What sets this one apart:
- ▲ Raises it stronglyIts tax bill, which follows the city's own assessment, is $6,322 a year; the typical home sold here pays about $4,800.
- ▲ Raises itIts lot is 100 by 186 ft; the typical lot sold here is 50 by 150.
- ▲ Raises it3+2 bedrooms and 4 baths, against 3+1 and 2 typically.
Total price vs nearby homes. Likely closing about $1.10M, from 18 recent closings in this pocket.
The market behind the math:
About 7.7 months of inventory: 46 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 $877/sqft against an area asking average of $642/sqft.
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 $889K. 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.
- Upscale kitchen: a genuine value driver, verify the appliances, stone, and finishes in person. Value driver
- Pool: lifestyle appeal, but adds maintenance, insurance, and resale is mixed. Weigh carefully
- Tall ceilings: they transform how a home feels, worth confirming the actual heights room to room. Worth verifying
- Premium lot / gardens: lot size and privacy hold value and cannot be changed, verify frontage, depth, and any easements. Value driver
- Open-concept layout: modern, sought-after flow. Lifestyle
Schools & getting aroundcatchment and transit
The assigned public school is Sutton District HS. EQAO is only one input, and families here also look at French Immersion, boundary, and private options, the full breakdown is below.
Read this with carewhy it’s an estimate, not an appraisal
There were not many closely comparable homes right in Historic Lakeshore Communities, so I widened the search to the surrounding area.
Based on 18 comparable homes that sold in Historic Lakeshore Communities over the past two years, from 134 closings there.
For sale
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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 $1.01M, which is where my estimate comes from.
Per square foot, these ask about $696/sqft; this home lists at $877/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
Historic Lakeshore Communities, Georgina, 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). Georgina.
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.
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 22, 2026); conventional rates run a little higher.
Mortgage amount $912,000 · 4.39% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $4,992
- Property tax
- $527
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $5,519
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $19,275
- Estimated closing costs
- $19,275
Plus your down payment of $228,000. 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
- $299,523
- Principal paid down
- $112,762
- Interest paid
- $186,761
- Balance remaining
- $799,238
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 12 whole-home leases in Historic Lakeshore Communities signed at a median of $2,930 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $3,256. 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 EXP REALTY. MLS®/PropTx.