59-3480 UPPER MIDDLE Road, Burlington, ON
Palmer, Burlington · MLS® W13660428
About this home
In short
- Welcome to Tuck's Forest-where this rarely offered ravine-backed townhome delivers a level of privacy, natural beauty, and peace of mind that sets it apart.
- Backing directly onto the picturesque Tuck Creek ravine with no rear neighbors, the home enjoys breathtaking views of mature greenspace from two outdoor living areas.
- Hardwood flooring, large windows, and a cozy gas fireplace add warmth and character, while sliding doors provide a seamless connection to the ravine-view balcony.
- Upstairs, both generously sized bedrooms feature impressive, vaulted ceilings, including a spacious primary bedroom with double closets and a large bay window.
- A renovated 4-piece bathroom (2025) and convenient second-floor laundry complete the upper level.
Welcome to Tuck's Forest-where this rarely offered ravine-backed townhome delivers a level of privacy, natural beauty, and peace of mind that sets it apart. Backing directly onto the picturesque Tuck Creek ravine with no rear neighbors, the home enjoys breathtaking views of mature greenspace from two outdoor living areas. Start your morning with coffee on the elevated balcony or step from the finished lower level onto your private patio surrounded by nature, a setting few units in the complex can offer. Inside, the bright open-concept main level is designed for both everyday living and entertaining. The renovated kitchen features updated cabinetry, quality finishes, a breakfast area, and breakfast bar overlooking the spacious living and dining areas. Hardwood flooring, large windows, and a cozy gas fireplace add warmth and character, while sliding doors provide a seamless connection to the ravine-view balcony. Upstairs, both generously sized bedrooms feature impressive, vaulted ceilings, including a spacious primary bedroom with double closets and a large bay window. A renovated 4-piece bathroom (2025) and convenient second-floor laundry complete the upper level. The bright, finished walk-out lower level adds tremendous versatility as a family room, home office, gym, or guest retreat. It features inside garage access and a direct walk-out to the ravine-side patio. Major improvements provide additional confidence for the next owner, including a new furnace and Dryer, Kitchen appliances (2020). Maintenance fees include snow removal, leaf blowing, window cleaning, and more. All this in an excellent Burlington location with convenient access to the QEW, 403, 407 and GO Transit, along with highly regarded schools, parks, trails, shopping and restaurants.
Key facts
- Property type
- Condo Townhouse, 3-Storey
- MLS®
- W13660428
- Bedrooms
- 2
- Bathrooms
- 2 (1 half)
- Size
- 1000-1199 sq ft
- Cross streets
- Upper Middle / Walkers Line
- Parking
- 1 garage · 2 parking (none)
- Basement
- Walk-Out, Finished
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Poured Concrete
- Roof
- Asphalt Shingle
- Maintenance
- $482/mo
- Exposure
- West
- Property tax
- $3,635 / 2026
- Days on market
- 66
- Listing brokerage
- FOREST HILL REAL ESTATE INC.
Rooms
california shutters · eat-in kitchen · tile floor
ceramic floor · open concept · bay window
hardwood floor · w/o to patio · gas fireplace
broadloom · cathedral ceiling(s) · overlooks ravine
2 Pc Bath
broadloom · closet · cathedral ceiling(s)
4 Pc Ensuite
4 Pc Bath
broadloom · california shutters · vaulted ceiling(s)
fireplace · hardwood floor · combined w/living
laminate · w/o to terrace · overlooks ravine
laminate · w/o to terrace · overlooks ravine
2 Pc Bath
broadloom · vaulted ceiling(s) · broadloom
4 Pc Bath
hardwood floor · combined w/living · breakfast bar
Listed at $715,000, about 14% above our estimate of $629K (homes like it typically land between $585K and $661K).
Why $629K. The typical townhouse sold in Palmer over the past year went for about $685K (13 sales). What sets this one apart:
- ▲ Raises itIts tax bill, which follows the city's own assessment, is $3,635 a year; the typical home sold here pays about $3,400.
Longer on the market than typical. 66 days on the market, and asking 14% above where comparable closings put it.
Total price vs nearby homes. Fair value about $629K, learned from recent GTA sales.
The market behind the math:
About 5 months of inventory: 5 condo townhouse homes for sale in the area against 3 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $650/sqft against an area asking average of $528/sqft.
- Ravine / green setting. This home is described as backing onto a ravine or green setting. A premium that comparable-sales math under-prices, so read the estimate as a floor.
- Walk-out basement. Extra light, usable space, and income potential, so the estimate is a conservative floor for it.
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 and this building.
It never sees the asking price. The 23 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $665K. 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.
- Ravine lot: privacy and premium value, but confirm the buildable area and any conservation limits. Worth verifying
- Renovated / rebuilt: recent work can mean fewer upfront costs, worth confirming the scope, quality, and that permits were pulled. 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
- Open-concept layout: modern, sought-after flow. Lifestyle
Read this with carewhy it’s an estimate, not an appraisal
There were not many closely comparable homes right in Palmer, so I widened the search to the surrounding area.
Based on 23 comparable homes that sold in Palmer over the past two years, from 29 closings there.
Nothing closely matching this home is listed nearby right now, so these are the nearest condo townhouse listings on the market. Homes like this one have recently closed around $629K, which is where my estimate comes from.
Per square foot, these ask about $578/sqft; this home lists at $650/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 condo townhouses in Burlington: $670K in September 2026, down 4% from a year ago, on 407 closings in 12 months.
Line: median sold price, each month averaged with its neighbours and weighted by closings. Bars: closings that month. Burlington 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 | $705K | 39 |
| November 2025 | $740K | 21 |
| December 2025 | $610K | 17 |
| January 2026 | $678K | 26 |
| February 2026 | $700K | 23 |
| March 2026 | $731K | 40 |
| April 2026 | $690K | 38 |
| May 2026 | $720K | 57 |
| June 2026 | $685K | 37 |
| July 2026 | $670K | 28 |
| August 2026 | $667K | 38 |
| September 2026 | $670K | 43 |
Neighbourhood & location
Palmer, Burlington, 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). Burlington.
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
Conventional (20%+ down). Best insured 5-year fixed 4.34% via Ratehub.ca (as of October 16, 2026); conventional rates run a little higher.
Mortgage amount $572,000 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $3,163
- Property tax
- $303
- Condo / maintenance fees
- $482
- Heating
- $0
- Estimated monthly cost
- $3,948
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $10,775
- Estimated closing costs
- $10,775
Plus your down payment of $143,000. 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
- $189,761
- Principal paid down
- $69,888
- Interest paid
- $119,873
- Balance remaining
- $502,112
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 6 whole-home leases in Palmer signed at a median of $3,100 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $2,987. 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 FOREST HILL REAL ESTATE INC.. MLS®/PropTx.