25 Howard Avenue, Oakville, ON
Old Oakville, Oakville · MLS® W13858982
About this home
In short
- Rare opportunity in coveted Orchard Beach, just steps from Lake Ontario and the waterfront trail.
- Set on a premium 50 x 160 ft lot, this property comes with completed architectural and engineering drawings and Committee of Adjustment approval for a proposed 3,800...
- The existing home was updated in 2024 with electrical improvements, a renovated bathroom, updated flooring, a new kitchen, and new appliances, offering flexibility to...
Rare opportunity in coveted Orchard Beach, just steps from Lake Ontario and the waterfront trail. Set on a premium 50 x 160 ft lot, this property comes with completed architectural and engineering drawings and Committee of Adjustment approval for a proposed 3,800 sq ft residence. An exceptional offering for a buyer looking to move forward with confidence, with extensive completed work including floor plan and exterior concepts, colour renderings, arborist report, architectural drawing package, sealed roof truss package, sealed LVL layout, sealed structural engineering package, HVAC design, grading and drainage plan, soil test, and stormwater management report.The existing home was updated in 2024 with electrical improvements, a renovated bathroom, updated flooring, a new kitchen, and new appliances, offering flexibility to live in or hold the property while completing the final permit stage. Zoning and Committee of Adjustment approvals are already in place, with remaining steps in progress. Located a short stroll from downtown Oakville, the lake, and top schools, this is a rare opportunity to secure a prime property with meaningful value already created.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- W13858982
- Bedrooms
- 3+2 (5 total)
- Bathrooms
- 2 (1 half)
- Size
- 2000-2500 sq ft
- Lot
- 50 × 160 ft
- Cross streets
- Lakeshore Ave E/Howard Ave
- Parking
- 2 parking
- Driveway
- Private
- Basement
- Full, Unfinished
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Aluminum Siding
- Foundation
- Concrete Block
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Property tax
- $11,560 / 2025
- Days on market
- 12
- Listing brokerage
- CIREALTY
Rooms
w/o to patio · breakfast area
walk-in closet(s) · vinyl floor
closet · vinyl floor · window
2 Pc Bath
separate room · window · parquet
3 Pc Bath
brick fireplace · picture window · parquet
closet · vinyl floor
Concrete Floor
picture window · overlooks backyard
overlooks dining · overlooks frontyard
Listed at $2,799,999. Going by how homes in Old Oakville and the wider GTA have actually closed against their asking prices (about 96%, 23 local closings in 90 days), the likely sale price is near $2.67M, if it sells. A realistic range is $2.51M to $3.01M.
Independent value check: no figure for this home. Going only by the sales record, our model lands more than 25% below the ask. At that distance an automated figure has rarely been close to the eventual sale price, so we are not printing one. The listing describes about 3,800 sq ft, while the size on record is 2000 to 2500 sq ft.
Total price vs nearby homes. Likely closing about $2.67M, from 23 recent closings in this pocket.
The market behind the math:
About 0.7 months of inventory: 5 detached homes for sale in the area against 23 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $1,244/sqft against an area asking average of $1,194/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 23 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $2.29M. Condition and finishes remain an in-person call.
What the listing highlights1 point to weigh
Claims from the listing, worth confirming in person. I can book you a private showing.
- Renovated / rebuilt: recent work can mean fewer upfront costs, worth confirming the scope, quality, and that permits were pulled. Value driver
Read this with carewhy it’s an estimate, not an appraisal
Priced above comparable homes overall, but the price per square foot ($1,244/sqft) is in line with the area, so you are paying for extra space rather than a premium.
Based on 23 comparable homes that sold in Old Oakville over the past two years, from 257 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 $1,200/sqft; this home lists at $1,244/sqft. Size is part of the price story, not just the sticker.
The 3 closest active listings nearby.
See all comparable homesSold price trend
Median sold price for detached homes in Oakville: $1.55M in September 2026, down 2% from a year ago, on 1,378 closings in 12 months.
Line: median sold price, each month averaged with its neighbours and weighted by closings. Bars: closings that month. Oakville 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 | $1.60M | 143 |
| November 2025 | $1.64M | 110 |
| December 2025 | $1.61M | 63 |
| January 2026 | $1.62M | 51 |
| February 2026 | $1.54M | 70 |
| March 2026 | $1.63M | 101 |
| April 2026 | $1.65M | 158 |
| May 2026 | $1.68M | 192 |
| June 2026 | $1.65M | 166 |
| July 2026 | $1.60M | 134 |
| August 2026 | $1.60M | 103 |
| September 2026 | $1.55M | 87 |
Neighbourhood & location
Old Oakville, Oakville, 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). Oakville.
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
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 16, 2026); conventional rates run a little higher.
Mortgage amount $2,239,999 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $12,385
- Property tax
- $963
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $13,349
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $56,475
- Estimated closing costs
- $56,475
Plus your down payment of $560,000. 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
- $743,120
- Principal paid down
- $273,687
- Interest paid
- $469,434
- Balance remaining
- $1,966,313
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 43 whole-home leases in Old Oakville signed at a median of $6,369 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $6,349. 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 CIREALTY. MLS®/PropTx.