2088 Madden Boulevard, Oakville, ON
River Oaks, Oakville · MLS® W13123726
About this home
Nestled in the highly sought-after River Oaks community, this beautifully renovated 4+2 bedroom home offers over 3,800 sq ft of thoughtfully designed living space. Move-in ready and meticulously maintained, it blends modern finishes with a functional layout ideal for family living. The main floor features hardwood flooring, pot lights, and a bright open-concept design. The upgraded kitchen boasts quartz countertops, stainless steel appliances, custom cabinetry, and a breakfast area overlooking the private backyard with walk-out to a spacious deck - perfect for everyday living and entertaining. Upstairs, the carpet-free level offers four generously sized bedrooms and fully renovated bathrooms with contemporary finishes. The fully finished basement (2023) adds exceptional versatility with two additional bedrooms, a full bathroom, large recreation area, and a kitchenette - ideal for extended family or multi-generational living. Additional highlights include updated lighting and fixtures, and a roof replaced in 2021. Ideally located close to top-rated schools, parks, trails, shopping, and major commuter routes.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- W13123726
- Bedrooms
- 6 (4 + 2)
- Bathrooms
- 4 (1 half)
- Size
- 2500-3000
- Lot
- 49.34 × 115.16 ft
- Cross streets
- Sixth Line/River Oaks Blvd.W.
- Parking
- 2 garage · 4 parking (attached)
- Driveway
- Private Double
- Basement
- Finished, Full
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Concrete
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Property tax
- $6,869 / 2025
- Days on market
- 65
- Listing brokerage
- SKYBOUND REALTY
Rooms
ceramic floor · pantry · w/o to deck
laminate · closet · window
broadloom · large closet · picture window
closet · side door · pedestal sink
broadloom · large closet · picture window
hardwood floor · pot lights · picture window
4 pc ensuite · walk-in closet(s) · hardwood floor
broadloom · large closet · picture window
laminate · closet · window
ceramic floor · quartz counter · custom backsplash
hardwood floor · pot lights · overlooks backyard
hardwood floor · pot lights · overlooks living
Listed at $1,699,000, this home is about 5% below comparable homes, worth a close look. The number above is my independent estimate of value, not the asking price.
Below comparable homes on total price, yet the price per square foot ($618/sqft) is in line with the area, which usually points to a smaller or more efficient layout.
Based on 7 similar homes nearby, adjusted for size, beds, and baths.Median of 7 comparable active listings, adjusted for size, beds, and baths. The city (MPAC) assessment points to about $1.72M, a close match.
How I got there
Here is the exact math behind the estimate. I start from the closest comparable listing and adjust for the real differences (size, beds, baths) to land on a like-for-like value for this home.
- Closest comparable, listed at $1.70M
- Adjusts to $1.70M
That comparable adjusts to $1.70M; the $1.79M estimate above is the median of all 7 comparables, which is steadier than any single home.This uses comparable active listings, not sold prices. Lot, condition, and finishes are my in-person call, and I can run a full CMA with recent solds.
On location, this is a very walkable address with everyday errands close by. River Oaks Blvd West + Pen St is about a 1-minute walk away. Walkable, transit-friendly spots tend to hold value and widen your resale pool.
Total price vs nearby homes. Fair value about $1.79M, median of 7 comparables.
What the listing highlightsThese are claims from the listing. The only way to know for sure is to see it in person, and I am happy to book you a private showing.
- Finished basement: added living space, worth checking ceiling height and that the work was permitted.
- Renovated / rebuilt: recent work can mean fewer upfront costs, worth confirming the scope, quality, and that permits were pulled.
- Premium lot / gardens: lot size and privacy hold value and cannot be changed, verify frontage, depth, and any easements.
- Open-concept layout: modern, sought-after flow.
- Hardwood floors: quality hardwood is durable and broadly desirable.
- Value driver
- Lifestyle
The closest active listings by size, beds, and price, so you can see what this home is up against.
The 3 closest active listings nearby.
See all comparable homesThis home lists 6% below the area average of $656/sqft.
60 days longer than the Oakville average (5 days).
View comparable listingsPrice per square foot vs the area average.
Neighbourhood & location
River Oaks, Oakville, ON
Enter a workplace or destination and we’ll show the door-to-door time by car, transit and bike.
Getting around
Very WalkableA walkability read built from the amenities around this home: how close the nearest transit stop is, and how many grocery, dining, park, and pharmacy destinations fall within a 15-minute walk. It is a guide, not a guarantee. Places data from Google.
Most daily errands can be done on foot.
🚉 Nearest transit: River Oaks Blvd West + Pen St, about 109 m away
Within a 15-minute (1.5 km) walk.
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). Oakville.
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 3.99% via Ratehub.ca (as of July 18, 2026); conventional rates run a little higher.
Mortgage amount $1,359,200 · 4.14% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $7,253
- Property tax
- $572
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $7,826
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $30,455
- Estimated closing costs
- $30,455
Plus your down payment of $339,800. 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
- $435,192
- Principal paid down
- $173,094
- Interest paid
- $262,097
- Balance remaining
- $1,186,106
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 numbersEstimates only. Rent is modelled on above-grade size and local norms, so a finished basement or second suite (a separate entrance often means one) can push real rent well above this. Taxes, fees, and vacancy vary by property, and cap rate is before financing. A starting point, not a final number, let us run the real ones with you.
Helpful resources
All information deemed reliable but not guaranteed. For personal, non-commercial use only. Listing courtesy of SKYBOUND REALTY. MLS®/PropTx.