45 Flamborough Drive, Toronto, ON
Brookhaven-Amesbury, Toronto · MLS® W13639470
About this home
In short
- Character, Warmth & Exceptional Value In Sought-After Brookhaven-Amesbury.
- Sunlight Pours Through Oversized Windows Onto Gleaming Hardwood Floors Framed By Solid Wood Baseboards, Trim & Crown Moulding.
- A Stunning Custom Oak Kitchen With Pot Lights Is Made For Gathering And Making Memories.
- Wide Private Driveway With Garage Leads To A Backyard Oasis Perfectly Suited For Entertaining.
- A Completely Self-contained Basement In-law Suite With Separate Entrance Offers Incredible Income Potential.
Character, Warmth & Exceptional Value In Sought-After Brookhaven-Amesbury. Sunlight Pours Through Oversized Windows Onto Gleaming Hardwood Floors Framed By Solid Wood Baseboards, Trim & Crown Moulding. A Stunning Custom Oak Kitchen With Pot Lights Is Made For Gathering And Making Memories. Sun-drenched, South-facing Massive Bedrooms With Spacious Double Closets Offer The Peaceful Retreat You've Been Searching For. Wide Private Driveway With Garage Leads To A Backyard Oasis Perfectly Suited For Entertaining. A Completely Self-contained Basement In-law Suite With Separate Entrance Offers Incredible Income Potential. Two Large Sheds In Backyard (One Is Insulated). Short Walk To The Bus-stop And Many Great Local Spots Like Cataldi Fresh Market & Many Delicious Restaurants And Bakeries. Very Convenient Location Close To Major Hwys & North Park Plaza.
Key facts
- Property type
- Detached, Bungalow
- MLS®
- W13639470
- Bedrooms
- 2+1 (3 total)
- Bathrooms
- 2
- Size
- 700-1100 sq ft
- Lot
- 49 × 135 ft
- Cross streets
- Keele St, South of Lawrence
- Parking
- 1 garage · 6 parking (attached)
- Driveway
- Private
- Basement
- Finished, Separate Entrance
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Block
- Roof
- Shingles
- Sewer
- Sewer
- Property tax
- $5,083 / 2025
- Days on market
- 34
- Listing brokerage
- EXP REALTY
Rooms
combined w/living · open concept
ceramic floor · window
combined w/living · open concept · crown moulding
hardwood floor · double closet · crown moulding
ceramic floor · south view
hardwood floor · double closet · crown moulding
updated · granite counters · pot lights
combined w/kitchen · open concept
combined w/dining · open concept · crown moulding
Listed at $1,068,800 with no offer date, so the ask is the seller’s number, and homes priced this way sell close to it. My read is $1.02M, typically $932K to $1.16M. Comparable closings on their own put this home around $909K, so the ask carries a premium over the comparables: the seller is pricing in the finishes, the lot, or room to negotiate. That gap is your negotiating room.
Second read, from the city assessment: $1.20M. That is about 31% above the comparable-sales figure. When my two methods disagree this much, the answer usually sits between them and something about this home is not in the comparables (the lot, the condition, a rebuild). I would want to see it before leaning on either number.
Total price vs nearby homes. Fair value about $1.02M, median of 38 comparables.
The market behind the math:
About 2 months of inventory: 8 detached homes for sale in the area against 12 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $1,188/sqft against an area asking average of $917/sqft. Size and $/sqft both feed the estimate above.
- Separate-entrance basement apartment features. A finished 1 bed basement apartment with a separate entrance. A self-contained space for extended family, guests or potential income. Basements do rent in Brookhaven-Amesbury: 7 of the 45 detached leases here lately were basement units, around $1,890 a month. That makes the suite real income, and comparable-sales math under-prices it, so read the estimate as a floor. Second-suite retrofit status is not verified. A buyer intending to rent should confirm requirements with the City of Toronto.
How this estimate is builtthe short version
I take the 38 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, and the city (MPAC) assessment points to about $1.20M, a bit higher.
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
- Upscale kitchen: a genuine value driver, verify the appliances, stone, and finishes in person. Value driver
- Hardwood floors: quality hardwood is durable and broadly desirable. Lifestyle
- Transit / schools nearby: convenience and resale support, verify the exact distances and school catchment. Value driver
- Sold as-is / needs work: budget for renovation, the price should reflect the condition. Weigh carefully
Schools & getting aroundcatchment and transit
The assigned public school is George Anderson Public School. 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
The listing states size as a wide range, so the size adjustment is approximate and this estimate is a rough read. I can confirm exact square footage to tighten it.
There were not many closely comparable homes right in Brookhaven-Amesbury, so I widened the search to the surrounding area.
Based on 38 comparable homes that sold in Brookhaven-Amesbury over the past two years, from 78 closings there.
Nothing 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 $909K, which is where my estimate comes from.
Per square foot, these ask about $974/sqft; this home lists at $1,188/sqft. Size is part of the price story, not just the sticker.
The 4 closest active listings nearby.
See all comparable homesNeighbourhood & location
Brookhaven-Amesbury, Toronto, 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). Toronto.
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.
Also nearby: 12 more schools within 2.5 km
Not the assigned catchment: schools a family here could reach, with EQAO results where published.
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 4.09% via Ratehub.ca (as of September 8, 2026); conventional rates run a little higher.
Mortgage amount $855,040 · 4.24% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $4,610
- Property tax
- $424
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $5,033
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $17,851
- Toronto municipal land transfer tax
- $17,851
- Estimated closing costs
- $35,702
Plus your down payment of $213,760. 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
- $276,577
- Principal paid down
- $107,613
- Interest paid
- $168,964
- Balance remaining
- $747,427
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 Brookhaven-Amesbury (7 of 45 recent detached leases were basement units, around $1,890 a month). The figure above is the whole house on one lease; rented as two units, the suite alone brings about $1,890 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 22 whole-home leases in Brookhaven-Amesbury signed at a median of $3,318 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $3,072. 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.