651 Via Romano Boulevard, Vaughan, ON
Patterson, Vaughan · MLS® N13806570
About this home
In short
- Featuring 4+1Bedrooms, 5 Bathrooms, An Open-Concept Layout & Soaring High Ceilings.
- The Spacious Primary Bedroom Features A Luxurious 6-Piece Ensuite With Jacuzzi.
- Beautifully Finished Basement With Separate Entrance, 1 Bedroom + Den, Engineered Hardwood, Recreation Area & Ample Storage.
- Enjoy A Beautiful Private Backyard With Professional Landscaping, Interlock Patio, Perennial Gardens, Sprinkler System & BBQ Gas Line.
- Brand-New Roof Professionally Installed In July 2026, Offering Added Value & Peace Of Mind.
Welcome To This Beautiful Detached Home In The Heart Of Prestigious Patterson! Featuring 4+1Bedrooms, 5 Bathrooms, An Open-Concept Layout & Soaring High Ceilings. Elegant Finishes Throughout Include Plaster Mouldings, Pot Lights, Swarovski & Imported Custom Lighting, French Doors In The Office, Custom Window Drapery & Crystal Rods. The Spacious Primary Bedroom Features A Luxurious 6-Piece Ensuite With Jacuzzi. Professionally Organized Laundry Room & Extra-Large Powder Room. Beautifully Finished Basement With Separate Entrance, 1 Bedroom + Den, Engineered Hardwood, Recreation Area & Ample Storage. Enjoy A Beautiful Private Backyard With Professional Landscaping, Interlock Patio, Perennial Gardens, Sprinkler System & BBQ Gas Line. Brand-New Roof Professionally Installed In July 2026, Offering Added Value & Peace Of Mind. A True Masterpiece In One Of Vaughan's Most Desirable Communities. Not To Be Missed!
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- N13806570
- Bedrooms
- 4+1 (5 total)
- Bathrooms
- 5 (1 half)
- Size
- 3000-3500 sq ft
- Lot
- 45.01 × 108.27 ft
- Cross streets
- Bathurst & Teston Rd
- Parking
- 2 garage · 5 parking (built-in)
- Driveway
- Private
- Basement
- Apartment, Separate Entrance, Walk-Up, Finished
- Kitchens
- 2 (1 + 1)
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Concrete
- Roof
- Shingles
- Sewer
- Sewer
- Property tax
- $8,990 / 2025
- Days on market
- 30
- Listing brokerage
- RE/MAX EXCEL REALTY LTD.
Rooms
hardwood floor · coffered ceiling(s) · 3 pc bath
breakfast area · large window · w/o to patio
hardwood floor · pot lights
hardwood floor · pot lights
hardwood floor · french doors · moulded ceiling
closet · semi ensuite
closet · 4 pc ensuite
walk-in closet(s) · 6 pc ensuite
closet · semi ensuite
hardwood floor · gas fireplace · large window
hardwood floor · moulded ceiling · open concept
Listed at $1,699,999. 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 $1.71M, if it sells. A realistic range is $1.60M to $1.92M.
Independent value check: $1.84M. Without looking at the asking price, our model values the home itself about 8% above the ask (homes like it typically land between $1.72M and $1.93M).
Why $1.84M. The typical detached home sold in Patterson over the past year went for about $1.65M (264 sales). What sets this one apart:
- ▲ Raises it stronglyIts tax bill, which follows the city's own assessment, is $8,990 a year; the typical home sold here pays about $7,600.
- ▲ Raises it slightlyIt is 3,000 to 3,500 sq ft; the typical home sold here is 2,500 to 3,000.
- ▲ Raises it slightlyThe listing describes it as fully renovated or newly built.
Total price vs nearby homes. Likely closing about $1.71M, from 60 recent closings in this pocket.
The market behind the math:
About 2.9 months of inventory: 58 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 $523/sqft against an area asking average of $648/sqft.
- Separate-entrance basement apartment features. A finished 1 bed basement apartment with a separate entrance and a second kitchen. A self-contained space for extended family, guests or potential income. Basements do rent in Patterson: 46 of the 285 detached leases here lately were basement units, around $2,000 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 City of Vaughan.
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 $1.84M. 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.
- Separate entrance / basement suite: rental or in-law income potential, if it is legally registered and retrofit-compliant. Income potential
- Finished basement: added living space, worth checking ceiling height and that the work was permitted. Value driver
- 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
- Premium lot / gardens: lot size and privacy hold value and cannot be changed, verify frontage, depth, and any easements. Value driver
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 $539/sqft; this home lists at $523/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 19, 2026); conventional rates run a little higher.
Mortgage amount $1,359,999 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $7,520
- Property tax
- $749
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $8,269
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $30,475
- Estimated closing costs
- $30,475
Plus your down payment of $340,000. 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
- $451,180
- Principal paid down
- $166,167
- Interest paid
- $285,013
- Balance remaining
- $1,193,832
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 Patterson (46 of 285 recent detached leases were basement units, around $2,000 a month). The figure above is the whole house on one lease; rented as two units, the suite alone brings about $2,000 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 119 whole-home leases in Patterson signed at a median of $5,547 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $5,914. 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.