88-2530 Northampton Boulevard, Burlington, ON
Headon, Burlington · MLS® W13761272
About this home
In short
- Tucked into the heart of the highly desirable Headon Forest neighbourhood, you'll find this beautiful 1,276 sqft stacked townhome.
- Inside you'll be greeted with a vaulted foyer and natural light.
- Your main living space features an open concept living and dining room with a cozy gas fireplace, and a Juilette balcony.
- The kitchen features built in appliances, granite countertops and a walk out to your own private terrace oasis.
- In addition to your terrace oasis, you have a lower garden patio as a bonus outdoor space.
Tucked into the heart of the highly desirable Headon Forest neighbourhood, you'll find this beautiful 1,276 sqft stacked townhome. Fronting on Headon Forest Dr this unit is conveniently located with easy access to your driveway and attached garage. Inside you'll be greeted with a vaulted foyer and natural light. Your main living space features an open concept living and dining room with a cozy gas fireplace, and a Juilette balcony. The kitchen features built in appliances, granite countertops and a walk out to your own private terrace oasis. Your primary bedroom is a generous size and has a private 3-piece en-suite. There's a secondary bedroom perfect for a home office or additional bedroom as well as a secondary 4-piece bath. Laundry is located on the main level for added convenience. In addition to your terrace oasis, you have a lower garden patio as a bonus outdoor space. This property is located within walking distance to schools, shops, public transit and all of the amenities you could need. Don't miss your chance to live in one of Burlington's top neighbourhoods!
Key facts
- Property type
- Condo Townhouse, Stacked Townhouse
- MLS®
- W13761272
- Bedrooms
- 2
- Bathrooms
- 2
- Size
- 1200-1399 sq ft
- Cross streets
- Northampton Blvd & Headon Forest Dr
- Parking
- 1 garage · 2 parking (attached)
- Basement
- None
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick, Vinyl Siding
- Roof
- Asphalt Shingle
- Maintenance
- $494/mo
- Exposure
- South East
- Property tax
- $3,010 / 2026
- Days on market
- 13
- Listing brokerage
- RE/MAX ESCARPMENT REALTY INC.
Rooms
Combined w/Dining
Listed at $549,000. Going by how homes in Headon and the wider GTA have actually closed against their asking prices (about 97%, 9 local closings in 90 days), the likely sale price is near $534K, if it sells. A realistic range is $503K to $578K.
Independent value check: $562K. Without looking at the asking price, our model values the home itself in line with the ask (homes like it typically land between $523K and $591K).
Why $562K. The typical townhouse sold in Headon over the past year went for about $742K (46 sales). What sets this one apart:
- ▼ Lowers it stronglyIts tax bill, which follows the city's own assessment, is $3,010 a year; the typical home sold here pays about $3,600.
- ▼ Lowers it2 bedrooms and 2 baths, against 3 and 3 typically.
Total price vs nearby homes. Likely closing about $534K, from 9 recent closings in this pocket.
The market behind the math:
About 3 months of inventory: 9 condo townhouse homes for sale in the area against 9 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $422/sqft against an area asking average of $527/sqft.
- Park / green-space backing. The listing says this home backs onto or abuts a park or green space. That privacy is priced into the comparison. What is actually behind the fence, and how the lot sits against it, is my in-person call.
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 9 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $606K. Condition and finishes remain an 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.
- Addition / added square footage: more space lifts value when it is permitted and well integrated, verify the permits. 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
- 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
There were not many closely comparable homes right in Headon, so I widened the search to the surrounding area.
Based on 6 homes sold in this building over the past two years, from 89 closings in Headon.
For sale
For sale
For sale
For sale
For sale
For sale
For sale
For saleNothing 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 $562K, which is where my estimate comes from.
Per square foot, these ask about $497/sqft; this home lists at $422/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
Headon, 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 4.24% via Ratehub.ca (as of September 23, 2026); conventional rates run a little higher.
Mortgage amount $439,200 · 4.39% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $2,404
- Property tax
- $251
- Condo / maintenance fees
- $494
- Heating
- $0
- Estimated monthly cost
- $3,149
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $7,455
- Estimated closing costs
- $7,455
Plus your down payment of $109,800. 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
- $144,244
- Principal paid down
- $54,304
- Interest paid
- $89,940
- Balance remaining
- $384,896
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 20 whole-home leases in Headon signed at a median of $3,039 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $2,952. 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 ESCARPMENT REALTY INC.. MLS®/PropTx.