617-399 Royal Orchard Boulevard, Markham, ON
Royal Orchard, Markham · MLS® N13849110
About this home
In short
- Brand New Luxury High-Floor Corner Residence At Tridel's Signature Royal Bayview, Offering Approximately 2,277 Sq.
- This Exceptional 2+1 Bedroom, 3-Bathroom Suite Features An Expansive Private Terrace, Perfect For Enjoying Outdoor Living And Beautiful Golf Course Scenery.
- The Open-Concept Living, Dining, And Kitchen Areas Seamlessly Extend To The Terrace, Creating An Ideal Space For Both Everyday Living And Entertaining While Taking In...
- Beautifully Landscaped Grounds Create A Private Oasis Between The Residence And The Golf Course, Within Walking Distance To The Private Ladies' Golf Club.
- Exceptional Luxury Amenities Include Concierge, Grand Two-Storey Lobby, Indoor Pool, Whirlpool, Saunas, Mahjong Room, Fitness Centre, Yoga Room, Fireplace & Library...
Brand New Luxury High-Floor Corner Residence At Tridel's Signature Royal Bayview, Offering Approximately 2,277 Sq. Ft. Of Elegant Living Space With Southwest Exposure And Breathtaking Unobstructed Views Overlooking The Prestigious Ladies' Golf Club Of Toronto (Thornhill). This Exceptional 2+1 Bedroom, 3-Bathroom Suite Features An Expansive Private Terrace, Perfect For Enjoying Outdoor Living And Beautiful Golf Course Scenery. 10-Ft. Ceilings, Floor-To-Ceiling Windows, Luxury Flooring, And An Abundance Of Natural Light Enhance The Sophisticated Interior. The Open-Concept Living, Dining, And Kitchen Areas Seamlessly Extend To The Terrace, Creating An Ideal Space For Both Everyday Living And Entertaining While Taking In The Stunning Golf Course Views. The Chef-Inspired Upgraded Kitchen Features Custom Cabinetry, Quartz Countertops, Premium Built-In Miele Appliances, And A Wine Fridge, Combining Style And Functionality. The Primary Bedroom Retreat Enjoys South Exposure, Walk-Out Access To The Terrace, And Beautiful Golf Course Views, Along With A Luxurious 6-Pc Ensuite Bath And His & Hers Walk-In Closets. A Separate Den And Extensive Builder Upgrades Throughout Add To The Sophistication Of This Exceptional Home. Located In The Heart Of Thornhill, This Residence Offers An Upscale Lifestyle Surrounded By Fine Dining, Shopping, Parks, Trails, And Everyday Conveniences. Beautifully Landscaped Grounds Create A Private Oasis Between The Residence And The Golf Course, Within Walking Distance To The Private Ladies' Golf Club. Exceptional Luxury Amenities Include Concierge, Grand Two-Storey Lobby, Indoor Pool, Whirlpool, Saunas, Mahjong Room, Fitness Centre, Yoga Room, Fireplace & Library Lounge, Party Room, Dining Room, Outdoor Lounge With Fireplace, Outdoor Dining Area, Guest Parking, And Indoor Golf Simulator. 2 Parking Spaces & 1 Large Locker Included.
Key facts
- Property type
- Condo Apartment, Apartment
- MLS®
- N13849110
- Bedrooms
- 2+1 (3 total)
- Bathrooms
- 3 (1 half)
- Size
- 2250-2499 sq ft
- Cross streets
- Bayview & Royal Orchard
- Parking
- 2 garage (underground)
- Basement
- None
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Concrete
- Maintenance
- $1,500/mo
- Exposure
- South West
- Days on market
- 18
- Listing brokerage
- ROYAL LEPAGE SIGNATURE REALTY
Rooms
combined w/dining · w/o to terrace · large window
2 pc bath · large window
combined w/living · open concept · large window
modern kitchen · open concept · w/o to terrace
w/o to balcony · 3 pc ensuite · large window
walk-in closet(s) · 6 pc ensuite · large window
Listed at $3,288,000 with no offer date. Going by how homes here have actually closed against their asks, the likely sale price is $3.16M, typically $2.97M to $3.41M. Comparable closings on their own put this home around $797K, about 76% below the ask.
Total price vs nearby homes. Likely closing about $3.16M, from 8 recent closings in this pocket.
The market behind the math:
About 2.6 months of inventory: 7 condo apartment homes for sale in the area against 8 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $1,385/sqft against an area asking average of $1,529/sqft.
How this estimate is builtthe short version
I take the 8 most comparable recent sales nearby and adjust each one to this home for the real differences (size, beds, baths, garage, lot frontage, a ravine backing, an inground pool), then use the median, which is steadier than leaning on any single sale.
It’s grounded in recent closing prices, not asking prices. Lot, condition, and finishes are my 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.
- Pool: lifestyle appeal, but adds maintenance, insurance, and resale is mixed. Weigh carefully
- 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
- Sold as-is / needs work: budget for renovation, the price should reflect the condition. Weigh carefully
Read this with carewhy it’s an estimate, not an appraisal
Priced above comparable homes overall, but the price per square foot ($1,385/sqft) is below the area, so you are paying for extra space rather than a premium.
Based on 8 comparable homes that sold in Royal Orchard over the past two years, from 72 closings there.
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 $1,592/sqft; this home lists at $1,385/sqft. Size is part of the price story, not just the sticker.
The 3 closest active listings nearby.
See all comparable homesSold price trend
Median sold price for condos in Markham: $533K in September 2026, down 10% from a year ago, on 676 closings in 12 months.
Line: median sold price, each month averaged with its neighbours and weighted by closings. Bars: closings that month. Markham as a whole: the neighbourhood alone has too few closings for a line of its own.
Month by month
| Month | Median sold | Closings |
|---|---|---|
| October 2025 | $600K | 61 |
| November 2025 | $610K | 53 |
| December 2025 | $627K | 34 |
| January 2026 | $583K | 40 |
| February 2026 | $550K | 53 |
| March 2026 | $564K | 54 |
| April 2026 | $573K | 68 |
| May 2026 | $563K | 52 |
| June 2026 | $579K | 88 |
| July 2026 | $528K | 61 |
| August 2026 | $552K | 60 |
| September 2026 | $533K | 52 |
Neighbourhood & location
Royal Orchard, Markham, 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). Markham.
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 $2,630,400 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $14,544
- Estimated property tax
- $2,055
- Condo / maintenance fees
- $1,500
- Heating
- $0
- Estimated monthly cost
- $18,099
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $68,675
- Estimated closing costs
- $68,675
Plus your down payment of $657,600. 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
- $872,636
- Principal paid down
- $321,386
- Interest paid
- $551,250
- Balance remaining
- $2,309,014
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 5 whole-home leases in Royal Orchard signed at a median of $3,026 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $4,344. 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 LEPAGE SIGNATURE REALTY. MLS®/PropTx.