86 Arleta Avenue, Toronto, ON
Glenfield-Jane Heights, Toronto · MLS® W13772180
About this home
In short
- Spacious Semi-Detached Raised Bungalow Situated On A Large Lot In A Convenient North York Location.
- Featuring 3 Bedrooms, 2 Bathrooms, 2 Kitchens And A Finished Basement With Separate Side Entrance.
- Finished Basement Features A Second Kitchen, Spacious Rec Room, 3-Piece Bath And Walk-Out To The Yard.
- Close To Schools, Parks, Shopping, Transit And Major Highways.
- Note: property being Sold in "as is", "where is" condition.
Spacious Semi-Detached Raised Bungalow Situated On A Large Lot In A Convenient North York Location! Featuring 3 Bedrooms, 2 Bathrooms, 2 Kitchens And A Finished Basement With Separate Side Entrance. The Main Level Offers A Family-Sized Kitchen, Spacious Combined Living Room With Walk-Out To Balcony and Dining Room Area. Double-Door Front Entrance And Unique Circular Staircase Leading To The Front Porch. Finished Basement Features A Second Kitchen, Spacious Rec Room, 3-Piece Bath And Walk-Out To The Yard. Multiple Entrances Provide Added Convenience And Flexibility. A Great Opportunity For Families, Multi-Generational Living Or Buyers Looking For Additional Living Space. Close To Schools, Parks, Shopping, Transit And Major Highways. Note: property being Sold in "as is", "where is" condition.
Key facts
- Property type
- Semi-Detached, Bungalow-Raised
- MLS®
- W13772180
- Bedrooms
- 3
- Bathrooms
- 2
- Size
- 1100-1500 sq ft
- Lot
- 62 × 109.91 ft
- Cross streets
- Jane/Sheppard
- Parking
- 1 garage · 3 parking (attached)
- Driveway
- Private
- Basement
- Separate Entrance, Finished
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Unknown
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Property tax
- $3,665 / 2025
- Listing brokerage
- DREAMWORLD REALTY INC.
Rooms
walk-out · fireplace insert
Hardwood Floor
Ceramic Floor
hardwood floor · walk-out
Hardwood Floor
Hardwood Floor
Ceramic Floor
Hardwood Floor
Listed at $899,900 with no offer date, so the ask is the seller’s number, and homes priced this way sell close to it. My read is $869K, typically $819K to $924K. Comparable closings on their own put this home around $796K, 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: $807K. Similar homes sold in line with their assessments, and this one lands close to the comparable-sales figure, which is what a firm read looks like.
Total price vs nearby homes. Fair value about $869K, median of 31 comparables.
The market behind the math:
About 1.4 months of inventory: 14 semi-detached homes for sale in the area against 30 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $692/sqft against an area asking average of $671/sqft. Size and $/sqft both feed the estimate above.
How this estimate is builtthe short version
I take the 31 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 $807K, a close match.
What the listing highlights3 points to weigh
Claims from the listing, worth confirming in person. I can book you a private showing.
- Finished basement: added living space, worth checking ceiling height and that the work was permitted. Value driver
- 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 Beverley Heights Middle 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
There were not many closely comparable homes right in Glenfield-Jane Heights, so I widened the search to the surrounding area.
Based on 31 comparable homes that sold in Glenfield-Jane Heights over the past two years, from 158 closings there.
Nothing closely matching this home is listed nearby right now, so these are the nearest semi-detached listings on the market. Homes like this one have recently closed around $796K, which is where my estimate comes from.
Per square foot, these ask about $651/sqft; this home lists at $692/sqft. Size is part of the price story, not just the sticker.
The 3 closest active listings nearby.
See all comparable homesNeighbourhood & location
Glenfield-Jane Heights, 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 11, 2026); conventional rates run a little higher.
Mortgage amount $719,920 · 4.24% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $3,881
- Property tax
- $305
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $4,187
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $14,473
- Toronto municipal land transfer tax
- $14,473
- Estimated closing costs
- $28,946
Plus your down payment of $179,980. 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
- $232,870
- Principal paid down
- $90,608
- Interest paid
- $142,263
- Balance remaining
- $629,312
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 Glenfield-Jane Heights (12 of 43 recent detached leases were basement units, around $1,800 a month). The figure above is the whole house on one lease; rented as two units, the suite alone brings about $1,800 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 5 whole-home leases in Glenfield-Jane Heights signed at a median of $3,000 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $2,925. 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 DREAMWORLD REALTY INC.. MLS®/PropTx.