407 Lake Promenade, Toronto, ON
Long Branch, Toronto · MLS® W13866124
About this home
In short
- Lakefront living with a lifestyle you'll love, on Lake Promenade.
- Steps from Marie Curtis Park beach, trails & the Etobicoke creek and just minutes from the Long Branch GO, the 501 Streetcar and the shops and cafes along Lake Shore...
- 407 Lake Promenade presents a unique opportunity to own a home with direct access to Lake Ontario.
- Built in the 1950's, and meticulously maintained over the years, giving the next owners a blank canvas to make it their own.
Lakefront living with a lifestyle you'll love, on Lake Promenade. This classic brick detached duplex provides a serene escape from the hustle & bustle of the city whilst offering seamless connectivity. Located in Long Branch, one of Etobicoke's most loved lakeside communities. Steps from Marie Curtis Park beach, trails & the Etobicoke creek and just minutes from the Long Branch GO, the 501 Streetcar and the shops and cafes along Lake Shore Blvd W. 407 Lake Promenade presents a unique opportunity to own a home with direct access to Lake Ontario. Complete with two south facing balconies that overlook the water as well as a deep, private lawn that extends down to a waterfront deck, where you can take in the stunning views of the horizon. Built in the 1950's, and meticulously maintained over the years, giving the next owners a blank canvas to make it their own. With two separate units, plus a double built-in garage and private drive, this property provides utility and waterfront whimsy.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- W13866124
- Bedrooms
- 4
- Bathrooms
- 2
- Size
- 2000-2500 sq ft
- Lot
- 42.75 × 158 ft
- Cross streets
- Lake Shore Blvd W & Forty Second Street
- Parking
- 2 garage · 6 parking (built-in)
- Driveway
- Private Double
- Basement
- Unfinished
- Heating
- Radiant
- A/C
- None
- Exterior
- Brick
- Foundation
- Concrete Block
- Roof
- Shingles
- Sewer
- Sewer
- Property tax
- $11,563 / 2026
- Days on market
- 13
- Listing brokerage
- SOTHEBY'S INTERNATIONAL REALTY CANADA
Rooms
4 pc bath · b/i vanity · window
large window · w/o to balcony · overlook water
closet · large window · ceiling fan(s)
large window · w/o to porch · overlook water
concrete floor · unfinished · window
hardwood floor · south view · overlook water
b/i closet · large closet · large window
b/i closet · large closet · large window
large window · concrete floor · unfinished
large window · closet · ceiling fan(s)
b/i dishwasher · double sink · ceiling fan(s)
4 pc bath · b/i vanity · window
large window · south view · overlook water
concrete floor · laundry sink · window
large window · concrete floor · unfinished
b/i dishwasher · double sink · separate room
Listed at $2,699,000. Going by how homes in Long Branch and the wider GTA have actually closed against their asking prices (about 99%, 12 local closings in 90 days), the likely sale price is near $2.68M, if it sells. A realistic range is $2.51M to $3.02M.
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 more than one self-contained unit, and the single-family sales around it do not price the extra units.
Total price vs nearby homes. Likely closing about $2.68M, from 12 recent closings in this pocket.
The market behind the math:
About 2.8 months of inventory: 11 detached homes for sale in the area against 12 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $1,200/sqft against an area asking average of $822/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 12 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $1.79M. Condition and finishes remain an in-person call.
Schools & getting aroundcatchment and transit
The assigned public school is James S Bell 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.
Read this with carewhy it’s an estimate, not an appraisal
There were not many closely comparable homes right in Long Branch, so I widened the search to the surrounding area.
Based on 12 comparable homes that sold in Long Branch over the past two years, from 102 closings there.
Nothing closely matching this home is listed nearby right now, so these are the nearest detached listings on the market. Homes like this one have recently closed around $2.12M, which is where my estimate comes from.
Per square foot, these ask about $834/sqft; this home lists at $1,200/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
Long Branch, 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: 4 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 19, 2026); conventional rates run a little higher.
Mortgage amount $2,159,200 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $11,939
- Property tax
- $964
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $12,902
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $53,950
- Toronto municipal land transfer tax
- $53,950
- Estimated closing costs
- $107,900
Plus your down payment of $539,800. 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
- $716,315
- Principal paid down
- $263,814
- Interest paid
- $452,501
- Balance remaining
- $1,895,386
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 6 whole-home leases in Long Branch signed at a median of $3,995 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $3,828. 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 SOTHEBY'S INTERNATIONAL REALTY CANADA. MLS®/PropTx.