3656 Sawmill Valley Drive, Mississauga, ON
Erin Mills, Mississauga · MLS® W13579998
About this home
In short
- Experience luxury living in the heart of Erin Mills, one of Mississauga's most sought-after communities.
- The main level features a bright and spacious living area with hardwood floors, pot lights, and a charming bay window that fills the space with natural light.
- The elegant sunken family room offers hardwood flooring, a cozy fireplace, and direct access to the impressive backyard retreat.
- Upstairs, the primary bedroom includes hardwood floors, generous closet space, and a private three-piece ensuite.
- The private backyard oasis features an inground saltwater pool installed in 2018 with multicolour LED lighting, a hot tub, oversized full-service cabana and pool bar...
Experience luxury living in the heart of Erin Mills, one of Mississauga's most sought-after communities. This exceptional home offers modern finishes, premium upgrades, and a functional layout designed for comfortable everyday living and entertaining.The main level features a bright and spacious living area with hardwood floors, pot lights, and a charming bay window that fills the space with natural light. The chef-inspired kitchen is complete with porcelain flooring, quartz countertops, built-in stainless steel appliances, pot lights, and a centre island with breakfast bar.The elegant sunken family room offers hardwood flooring, a cozy fireplace, and direct access to the impressive backyard retreat.Upstairs, the primary bedroom includes hardwood floors, generous closet space, and a private three-piece ensuite. Three additional spacious bedrooms, all with hardwood flooring and ample storage, are complemented by a spa-inspired main bathroom.The fully finished basement provides added versatility with its own kitchen, living and dining areas, and an additional bedroom-ideal for extended family, an in-law suite, or potential rental income.The private backyard oasis features an inground saltwater pool installed in 2018 with multicolour LED lighting, a hot tub, oversized full-service cabana and pool bar, private deck, full privacy fencing, waterproof speaker wiring in eight locations, and a triple gas-line connection for barbecuing.Additional highlights include a fully insulated double garage with smartphone-access direct-drive openers, double-insulated doors, and LED strip lighting.A perfect blend of style, comfort, and resort-inspired living, this remarkable home is not to be missed. *Permited by the City for Walk Out Seperate Entrance Potential*
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- W13579998
- Bedrooms
- 4+1 (5 total)
- Bathrooms
- 4 (1 half)
- Size
- 2500-3000 sq ft
- Lot
- 50.3 × 126.82 ft
- Cross streets
- Erin Mills Pkwy / Burnhamthorpe
- Parking
- 2 garage · 4 parking (attached)
- Driveway
- Private
- Basement
- Finished
- Kitchens
- 2 (1 + 1)
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Unknown
- Roof
- Unknown
- Sewer
- Sewer
- Pool
- Inground
- Property tax
- $10,422 / 2025
- Days on market
- 65
- Listing brokerage
- RE/MAX EXPERTS
Rooms
hardwood floor · closet · crown moulding
hardwood floor · closet · crown moulding
laminate · pot lights · window
hardwood floor · closet · crown moulding
hardwood floor · gas fireplace · w/o to pool
laminate · closet · window
stainless steel appl · pot lights · centre island
porcelain floor · stainless steel appl · quartz counter
laminate · pot lights · open concept
porcelain floor · pot lights · overlooks family
hardwood floor · pot lights · crown moulding
hardwood floor · closet · 3 pc ensuite
Listed at $1,999,900. Going by how homes in Erin Mills and the wider GTA have actually closed against their asking prices (about 98%, 39 local closings in 90 days), the likely sale price is near $1.97M, if it sells. A realistic range is $1.84M to $2.22M.
Independent value check: $1.62M. Without looking at the asking price, our model values the home itself about 19% below the ask (homes like it typically land between $1.52M and $1.70M).
Why $1.62M. The typical detached home sold in Erin Mills over the past year went for about $1.21M (162 sales). What sets this one apart:
- ▲ Raises it stronglyIts tax bill, which follows the city's own assessment, is $10,422 a year; the typical home sold here pays about $7,300.
- ▲ Raises it slightlyIt is 2,500 to 3,000 sq ft; the typical home sold here is 2,000 to 2,500.
Longer on the market than typical. 65 days on the market against about 29 for homes like it here, and asking 23% above where comparable closings put it.
Total price vs nearby homes. Likely closing about $1.97M, from 39 recent closings in this pocket.
The market behind the math:
About 2.2 months of inventory: 28 detached homes for sale in the area against 39 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $727/sqft against an area asking average of $583/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 39 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $1.61M. 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
- 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
- Hardwood floors: quality hardwood is durable and broadly desirable. Lifestyle
- Sold as-is / needs work: budget for renovation, the price should reflect the condition. Weigh carefully
Based on 39 comparable homes that sold in Erin Mills over the past two years, from 324 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 $591/sqft; this home lists at $727/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
Erin Mills, Mississauga, 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). Mississauga.
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 4.24% via Ratehub.ca (as of September 21, 2026); conventional rates run a little higher.
Mortgage amount $1,599,920 · 4.39% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $8,758
- Property tax
- $869
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $9,626
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $36,473
- Estimated closing costs
- $36,473
Plus your down payment of $399,980. 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
- $525,453
- Principal paid down
- $197,818
- Interest paid
- $327,635
- Balance remaining
- $1,402,102
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 39 whole-home leases in Erin Mills signed at a median of $4,419 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $4,928. 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 EXPERTS. MLS®/PropTx.