38 Mattice Road, Toronto, ON
Islington-City Centre West, Toronto · MLS® W13763112
About this home
In short
- Set on an impressive 50 x 160 ft lot, this custom-built 4+2 bedroom, 6-bathroom residence offers approx 3,200 sq. ft. of thoughtfully designed living space, a...
- Inside, an airy open-concept layout, generous principal rooms and abundant natural light create an effortless flow for both everyday family life and entertaining.
- At the heart of the main floor, the beautifully appointed kitchen features white quartz countertops, contemporary white cabinetry & an upgraded 6-burner Bertazzoni...
- The fully finished lower level offers exceptional flexibility, featuring a self-contained 1-br bsmt apt with a separate entrance, kitchen, bathroom & living area.
- A saltwater pool, sunken fire pit and professionally designed armour-stone landscaping create an impressive private setting for entertaining, relaxing and long summer...
Set on an impressive 50 x 160 ft lot, this custom-built 4+2 bedroom, 6-bathroom residence offers approx 3,200 sq. ft. of thoughtfully designed living space, a versatile lower level & a spectacular backyard made for summer living. Inside, an airy open-concept layout, generous principal rooms and abundant natural light create an effortless flow for both everyday family life and entertaining. At the heart of the main floor, the beautifully appointed kitchen features white quartz countertops, contemporary white cabinetry & an upgraded 6-burner Bertazzoni gas range & hood, with seamless connection to the living and dining areas. Upstairs, generously proportioned bedrooms provide a comfortable retreat, complemented by beautifully finished bathrooms with a spa-inspired feel. A dedicated second-floor laundry room adds everyday convenience. The fully finished lower level offers exceptional flexibility, featuring a self-contained 1-br bsmt apt with a separate entrance, kitchen, bathroom & living area. Ideally suited for multi-generational living, extended family, a nanny suite or older children seeking greater independence. The remaining lower-level space offers even more versatility, with potential for a second 1br bsmt apt or the opportunity to create additional living, recreation, fitness or entertainment space for your own enjoyment. Step outside to a backyard designed to be enjoyed. A saltwater pool, sunken fire pit and professionally designed armour-stone landscaping create an impressive private setting for entertaining, relaxing and long summer days outdoors. The extraordinary 160-ft depth provides a sense of space that makes this property truly stand out. Beautifully designed inside and out, this is a home that brings together generous proportions, thoughtful functionality and an incredible outdoor lifestyle-all on an oversized lot built to be enjoyed for years to come.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- W13763112
- Bedrooms
- 4+2 (6 total)
- Bathrooms
- 6 (1 half)
- Size
- 3000-3500 sq ft
- Lot
- 50 × 160 ft
- Cross streets
- Kipling/Burnhamthorpe
- Parking
- 1 garage · 5 parking (attached)
- Driveway
- Private Double
- Basement
- Full, Separate Entrance, Finished
- Kitchens
- 2 (1 + 1)
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Stone, Stucco (Plaster)
- Foundation
- Block, Poured Concrete
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Pool
- Inground, Salt
- Property tax
- $13,151 / 2025
- Days on market
- 11
- Listing brokerage
- CENTURY 21 REGAL REALTY INC.
Rooms
5 pc ensuite · juliette balcony · walk-in closet(s)
formal rm · large window · hardwood floor
bamboo · window · wet bar
4 pc ensuite · broadloom · double closet
bamboo · window · separate room
broadloom · double closet · large window
modern kitchen · stone counters · overlooks garden
open concept · overlooks living · hardwood floor
window · closet · separate room
wood · fireplace · w/o to yard
broadloom · double closet · large window
Listed at $2,749,900 with no offer date. Homes here have been closing close to ask, so my read is $2.69M, typically $2.58M to $2.74M. Comparable closings on their own put this home around $2.75M, which supports the ask, so this is a firm read.
Total price vs nearby homes. Likely closing about $2.69M, from 28 recent closings in this pocket.
The market behind the math:
About 1.9 months of inventory: 18 detached homes for sale in the area against 28 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $846/sqft against an area asking average of $798/sqft. Size and $/sqft both feed the estimate above.
- Separate-entrance basement apartment features. A finished 2 bed basement apartment with a separate entrance and a second kitchen. A self-contained space for extended family, guests or potential income. Basements do rent in Islington-City Centre West: 27 of the 165 detached leases here lately were basement units, around $2,100 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.
- Inground pool. Priced into the comparison on the assumption it is clean and modern. A pool costs more to build than resale pays back, and condition is the 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.
It never sees the asking price. The 28 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $2.60M. Condition and finishes remain an in-person call.
What the listing highlights3 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
- Pool: lifestyle appeal, but adds maintenance, insurance, and resale is mixed. Weigh carefully
- Open-concept layout: modern, sought-after flow. Lifestyle
Schools & getting aroundcatchment and transit
Its public catchment (Etobicoke Collegiate Institute) tests around the provincial average, a steady, family-friendly draw. The full EQAO breakdown is below.
Based on 28 comparable homes that sold in Islington-City Centre West over the past two years, from 251 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 $950/sqft; this home lists at $846/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
Islington-City Centre West, 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
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 $2,199,920 · 4.39% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $12,042
- Property tax
- $1,096
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $13,138
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $55,223
- Toronto municipal land transfer tax
- $55,223
- Estimated closing costs
- $110,445
Plus your down payment of $549,980. 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
- $722,508
- Principal paid down
- $272,004
- Interest paid
- $450,504
- Balance remaining
- $1,927,916
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 Islington-City Centre West (27 of 165 recent detached leases were basement units, around $2,100 a month). The figure above is the whole house on one lease; rented as two units, the suite alone brings about $2,100 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 13 whole-home leases in Islington-City Centre West signed at a median of $8,143 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $8,911. 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 CENTURY 21 REGAL REALTY INC.. MLS®/PropTx.