21 Bearwood Drive, Toronto, ON
Edenbridge-Humber Valley, Toronto · MLS® W13770162
About this home
In short
- Where timeless elegance meets modern luxury, this exceptional residence is set on a coveted cul-de-sac just steps from James Gardens.
- Renovated in 2016, the home features extensive custom millwork, marble and porcelain finishes, oak hardwood floors, and a premium Jenn Air kitchen.
- It offers 4 bedrooms, 4.5 bathrooms, an open-concept family room with fireplace, and an oak paneled study/home office.
- The true pièce de résistance is the spectacular multi-tier backyard oasis.
- The fully finished walkout basement features a custom wet Bar, entertainment lounge, workout area, spacious laundry room, and direct access to the tranquil backyard...
Where timeless elegance meets modern luxury, this exceptional residence is set on a coveted cul-de-sac just steps from James Gardens. Renovated in 2016, the home features extensive custom millwork, marble and porcelain finishes, oak hardwood floors, and a premium Jenn Air kitchen. It offers 4 bedrooms, 4.5 bathrooms, an open-concept family room with fireplace, and an oak paneled study/home office. The true pièce de résistance is the spectacular multi-tier backyard oasis. Walk out from the upper level to an expansive entertainment deck with a structural canopy and Jacuzzi retreat overlooking manicured grounds. The fully finished walkout basement features a custom wet Bar, entertainment lounge, workout area, spacious laundry room, and direct access to the tranquil backyard and outdoor BBQ area, creating a seamless two-level setting for entertaining. Located in the prestigious Edenbridge-Humber Valley neighborhood, close to mature Parkland, top Schools, Humber River trails, Transit, and Golf clubs, this home offers privacy, elegance, and immediate enjoyment, with excellent long-term potential.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- W13770162
- Bedrooms
- 4
- Bathrooms
- 5 (1 half)
- Size
- 2000-2500 sq ft
- Lot
- 42.7 × 100 ft
- Cross streets
- Edenbridge Drive
- Parking
- 2 garage · 8 parking (attached)
- Basement
- Finished with Walk-Out
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Stone, Stucco (Plaster)
- Foundation
- Unknown
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Property tax
- $11,349 / 2026
- Days on market
- 39
- Listing brokerage
- HOMELIFE LANDMARK REALTY INC.
Rooms
3 pc ensuite · hardwood floor · crown moulding
gas fireplace · hardwood floor · pot lights
closet organizers · hardwood floor · crown moulding
concrete floor · mirrored closet
wet bar · hardwood floor · walk-out
hardwood floor · pot lights · crown moulding
tile floor · linen closet
tile floor · pot lights · linen closet
large window · pot lights · tile floor
4 pc ensuite · his and hers closets · hardwood floor
hardwood floor · panelled · picture window
closet organizers · hardwood floor · crown moulding
centre island · walk-out · tile floor
Listed at $2,929,999. Going by how homes in Edenbridge-Humber Valley and the wider GTA have actually closed against their asking prices (about 97%, 13 local closings in 90 days), the likely sale price is near $2.85M, if it sells. A realistic range is $2.67M to $3.22M.
Independent value check: $2.40M. Without looking at the asking price, our model values the home itself about 18% below the ask (homes like it typically land between $2.25M and $2.51M).
Why $2.40M. The typical detached home sold in Edenbridge-Humber Valley over the past year went for about $2.28M (75 sales). What sets this one apart:
- ▲ Raises itIts tax bill, which follows the city's own assessment, is $11,349 a year; the typical home sold here pays about $10,100.
- ▼ Lowers itIt is 2,000 to 2,500 sq ft; the typical home sold here is 2,500 to 3,000.
- ▼ Lowers itIts lot is 43 by 100 ft; the typical lot sold here is 60 by 129.
- ▲ Raises it slightly4 bedrooms and 5 baths, against 4+1 and 4 typically.
Total price vs nearby homes. Likely closing about $2.85M, from 13 recent closings in this pocket.
The market behind the math:
About 3.7 months of inventory: 16 detached homes for sale in the area against 13 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $1,302/sqft against an area asking average of $1,233/sqft.
- 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.
It never sees the asking price. The 13 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $2.32M. 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.
- Walk-out basement: natural light and strong in-law or income potential. Income potential
- Renovated / rebuilt: recent work can mean fewer upfront costs, worth confirming the scope, quality, and that permits were pulled. Value driver
- Open-concept layout: modern, sought-after flow. Lifestyle
- 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
Schools & getting aroundcatchment and transit
On schools, this address is zoned for Humber Valley Village Junior Middle School, one of the higher-rated public schools in the area. A strong catchment tends to hold value and widen your resale pool, especially with family buyers.
Read this with carewhy it’s an estimate, not an appraisal
Priced above comparable homes overall, but the price per square foot ($1,302/sqft) is in line with the area, so you are paying for extra space rather than a premium.
There were not many closely comparable homes right in Edenbridge-Humber Valley, so I widened the search to the surrounding area.
Based on 13 comparable homes that sold in Edenbridge-Humber Valley over the past two years, from 131 closings there.
The closest active listings by size, beds, and price, so you can see what this home is up against.
Per square foot, these ask about $1,003/sqft; this home lists at $1,302/sqft. Size is part of the price story, not just the sticker.
The 4 closest active listings nearby.
See all comparable homesSold price trend
Median sold price for detached homes in Toronto: $1.20M in September 2026, down 1% from a year ago, on 7,360 closings in 12 months.
Line: median sold price, each month averaged with its neighbours and weighted by closings. Bars: closings that month. Toronto 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 | $1.25M | 739 |
| November 2025 | $1.21M | 596 |
| December 2025 | $1.14M | 384 |
| January 2026 | $1.20M | 285 |
| February 2026 | $1.23M | 453 |
| March 2026 | $1.34M | 580 |
| April 2026 | $1.31M | 776 |
| May 2026 | $1.30M | 861 |
| June 2026 | $1.25M | 772 |
| July 2026 | $1.17M | 684 |
| August 2026 | $1.19M | 552 |
| September 2026 | $1.20M | 678 |
Neighbourhood & location
Edenbridge-Humber Valley, 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 4.34% via Ratehub.ca (as of October 20, 2026); conventional rates run a little higher.
Mortgage amount $2,343,999 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $12,960
- Property tax
- $946
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $13,906
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $59,725
- Toronto municipal land transfer tax
- $59,725
- Estimated closing costs
- $119,450
Plus your down payment of $586,000. 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
- $777,622
- Principal paid down
- $286,393
- Interest paid
- $491,229
- Balance remaining
- $2,057,606
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 Edenbridge-Humber Valley (6 of 53 recent detached leases were basement units, around $1,813 a month). The figure above is the whole house on one lease; rented as two units, the suite alone brings about $1,813 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 8 whole-home leases in Edenbridge-Humber Valley signed at a median of $7,763 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $7,212. 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 HOMELIFE LANDMARK REALTY INC.. MLS®/PropTx.