286 Valermo Drive, Toronto, ON
Alderwood, Toronto · MLS® W13821732
About this home
In short
- Welcome to this stunning custom-built 2-storey detached home in the desirable Alderwood community of Etobicoke.
- Built in 2018 and offering approximately 3,700 sq ft living area including a finished basement, featuring 4+2 bedrooms and 5 bathrooms with quality finishes throughout.
- The bright and spacious open-concept main floor showcases hardwood flooring, large windows, an elegant living and dining area with an electric fireplace, and a...
- The primary suite features a generous walk-in closet and a luxurious 5-pc ensuite.
- The finished basement provides additional living space with excellent potential for extended family, guests or recreation.
Welcome to this stunning custom-built 2-storey detached home in the desirable Alderwood community of Etobicoke! Built in 2018 and offering approximately 3,700 sq ft living area including a finished basement, featuring 4+2 bedrooms and 5 bathrooms with quality finishes throughout. The bright and spacious open-concept main floor showcases hardwood flooring, large windows, an elegant living and dining area with an electric fireplace, and a gorgeous chef's kitchen featuring stainless steel appliances, Caesarstone and granite countertops, a large centre island, and a new stove. Versatile Family Room With Walk-Out To Private Balcony. The second floor offers spacious bedrooms. The primary suite features a generous walk-in closet and a luxurious 5-pc ensuite. The finished basement provides additional living space with excellent potential for extended family, guests or recreation. Enjoy outdoor living with a large deck and a newly installed fence offering enhanced privacy. Ideally located in the sought-after Alderwood neighbourhood, close to Lake Ontario, Schools, Parks, Shopping, Major highways, TTC, DT, and Airport. A Must-See Home In The Heart Of Alderwood!
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- W13821732
- Bedrooms
- 4+2 (6 total)
- Bathrooms
- 5 (1 half)
- Size
- 2500-3000 sq ft
- Lot
- 39.37 × 93.1 ft
- Cross streets
- Browns Line And Evans
- Parking
- 2 garage · 4 parking (attached)
- Driveway
- Private Double
- Basement
- Finished
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Stone, Stucco (Plaster)
- Foundation
- Concrete
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Property tax
- $10,712 / 2026
- Days on market
- 26
- Listing brokerage
- VERTICAL MARKETING REALTY
Rooms
hardwood floor · pot lights · large window
stone counters · centre island · w/o to deck
tile floor · laundry sink · window
3 pc ensuite · vinyl floor · closet
double closet · broadloom · window
double closet · broadloom · window
w/o to garage · double closet · tile floor
double closet · broadloom · window
hardwood floor · vaulted ceiling(s) · w/o to balcony
3 pc ensuite · vinyl floor · closet
5 pc ensuite · walk-in closet(s) · overlooks backyard
hardwood floor · electric fireplace · open concept
Listed at $1,899,000. Going by how homes in Alderwood and the wider GTA have actually closed against their asking prices (about 98%, 17 local closings in 90 days), the likely sale price is near $1.86M, if it sells. A realistic range is $1.74M to $2.09M.
Independent value check: $2.21M. Without looking at the asking price, our model values the home itself about 17% above the ask (homes like it typically land between $2.07M and $2.32M).
Why $2.21M. The typical detached home sold in Alderwood over the past year went for about $1.10M (80 sales). What sets this one apart:
- ▲ Raises it stronglyIt is 2,500 to 3,000 sq ft; the typical home sold here is 1,100 to 1,500.
- ▲ Raises it stronglyIts tax bill, which follows the city's own assessment, is $10,712 a year; the typical home sold here pays about $4,900.
- ▲ Raises it strongly4+2 bedrooms and 5 baths, against 3+1 and 2 typically.
- ▼ Lowers it slightlyIts lot is 39 by 93 ft; the typical lot sold here is 40 by 126.
Total price vs nearby homes. Likely closing about $1.86M, from 17 recent closings in this pocket.
The market behind the math:
About 0.9 months of inventory: 5 detached homes for sale in the area against 17 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $691/sqft against an area asking average of $757/sqft.
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 17 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $1.96M. 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.
- Finished basement: added living space, worth checking ceiling height and that the work was permitted. Value driver
- Upscale kitchen: a genuine value driver, verify the appliances, stone, and finishes in person. Value driver
- Primary suite: a key comfort and resale feature. Lifestyle
- Open-concept layout: modern, sought-after flow. Lifestyle
- Hardwood floors: quality hardwood is durable and broadly desirable. Lifestyle
Schools & getting aroundcatchment and transit
The assigned public school is Lanor Junior Middle School. EQAO is only one input, and families here also look at French Immersion, boundary, and private options, the full breakdown is below.
Based on 17 comparable homes that sold in Alderwood over the past two years, from 173 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 $757/sqft; this home lists at $691/sqft. Size is part of the price story, not just the sticker.
The 5 closest active listings nearby.
See all comparable homesSold price trend
Median sold price for detached homes in Alderwood: $1.55M in August 2026, down 2% from a year ago, on 69 closings in 9 months.
Line: median sold price, each month averaged with its neighbours and weighted by closings. Bars: closings that month.
Month by month
| Month | Median sold | Closings |
|---|---|---|
| October 2025 | $1.46M | 9 |
| November 2025 | $1.07M | 6 |
| February 2026 | $1.13M | 9 |
| March 2026 | $1.00M | 5 |
| April 2026 | $1.07M | 6 |
| May 2026 | $960K | 9 |
| June 2026 | $1.04M | 12 |
| July 2026 | $1.07M | 6 |
| August 2026 | $1.55M | 7 |
Neighbourhood & location
Alderwood, 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: 7 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 $1,519,200 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $8,400
- Property tax
- $893
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $9,293
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $34,455
- Toronto municipal land transfer tax
- $34,455
- Estimated closing costs
- $68,910
Plus your down payment of $379,800. 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
- $503,995
- Principal paid down
- $185,618
- Interest paid
- $318,377
- Balance remaining
- $1,333,582
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 5 whole-home leases in Alderwood signed at a median of $7,430 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $7,505. 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 VERTICAL MARKETING REALTY. MLS®/PropTx.