1203-301 FRANCES Avenue, Hamilton, ON
Lakeshore, Hamilton · MLS® X13608638
About this home
In short
- Welcome to Suite 1203 at 301 Frances Avenue, where generous living space meets resort-style waterfront living.
- This rare 3-bedroom, 2-bathroom suite offers approximately 1,338 sq. ft. of interior space, oversized principal rooms, large windows and two private balconies...
- The functional layout features a spacious living and dining area, an eat-in kitchen, convenient in-suite laundry, excellent storage and a primary bedroom with a...
- The building offers an impressive selection of amenities, including an outdoor pool, fitness room, sauna, party room, library, workshop, barbecue area and visitor...
Welcome to Suite 1203 at 301 Frances Avenue, where generous living space meets resort-style waterfront living. This rare 3-bedroom, 2-bathroom suite offers approximately 1,338 sq. ft. of interior space, oversized principal rooms, large windows and two private balconies showcasing beautiful views of Lake Ontario and the Niagara Escarpment.The functional layout features a spacious living and dining area, an eat-in kitchen, convenient in-suite laundry, excellent storage and a primary bedroom with a walk-in closet and private ensuite. The building offers an impressive selection of amenities, including an outdoor pool, fitness room, sauna, party room, library, workshop, barbecue area and visitor parking. Condo fees include heat, air conditioning, hydro, water, cable and internet.Ideally located near the waterfront, beaches, walking trails, parks, shopping and quick QEW access. A spacious condo with a cottage-like setting-without the cottage traffic!
Key facts
- Property type
- Condo Apartment, Apartment
- MLS®
- X13608638
- Bedrooms
- 3
- Bathrooms
- 2 (1 half)
- Size
- 1200-1399 sq ft
- Cross streets
- North Service Rd to Green Rd to Frances
- Parking
- 1 garage (underground)
- Basement
- Apartment
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick
- Roof
- Rolled
- Maintenance
- $1,458/mo
- Exposure
- North
- Property tax
- $1,331 / 2025
- Days on market
- 80
- Listing brokerage
- CENTURY 21 PEOPLE`S CHOICE REALTY INC.
Rooms
Laminate
laminate · combined w/living
Laminate
Ceramic Floor
laminate · combined w/dining
Listed at $469,000. Going by how homes in Lakeshore and the wider GTA have actually closed against their asking prices (about 97%, 10 local closings in 90 days), the likely sale price is near $456K, if it sells. A realistic range is $430K to $494K.
Independent value check: $453K. Without looking at the asking price, our model values the home itself about 3% below the ask (homes like it typically land between $421K and $476K).
Total price vs nearby homes. Likely closing about $456K, from 10 recent closings in this pocket.
The market behind the math:
About 1.5 months of inventory: 5 condo apartment homes for sale in the area against 10 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $361/sqft against an area asking average of $542/sqft.
- basement apartment features. A finished basement apartment. A self-contained space for extended family, guests or potential income. In Lakeshore basements rarely rent out (0 of 239 recent detached leases were basement units), so buyers here treat a suite as family or nanny space rather than income. Value it for the living space, not the rent. Second-suite retrofit status is not verified. A buyer intending to rent should confirm requirements with the Town of Hamilton.
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 and this building.
It never sees the asking price. The 10 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $493K. Condition and finishes remain an in-person call.
What the listing highlights2 points to weigh
Claims from the listing, worth confirming in person. I can book you a private showing.
- Pool: lifestyle appeal, but adds maintenance, insurance, and resale is mixed. Weigh carefully
- Primary suite: a key comfort and resale feature. Lifestyle
Based on 6 homes sold in this building over the past two years, from 93 closings in Lakeshore.
Nothing closely matching this home is listed nearby right now, so these are the nearest condo apartment listings on the market. Homes like this one have recently closed around $453K, which is where my estimate comes from.
Per square foot, these ask about $543/sqft; this home lists at $361/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 condos in Hamilton: $374K in September 2026, level with a year ago, on 366 closings in 12 months.
Line: median sold price, each month averaged with its neighbours and weighted by closings. Bars: closings that month. Hamilton 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 | $419K | 36 |
| November 2025 | $374K | 21 |
| December 2025 | $363K | 28 |
| January 2026 | $375K | 29 |
| February 2026 | $360K | 29 |
| March 2026 | $399K | 33 |
| April 2026 | $347K | 31 |
| May 2026 | $368K | 41 |
| June 2026 | $391K | 38 |
| July 2026 | $370K | 39 |
| August 2026 | $405K | 23 |
| September 2026 | $374K | 18 |
Neighbourhood & location
Lakeshore, Hamilton, 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). Hamilton.
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
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 $375,200 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $2,075
- Property tax
- $111
- Condo / maintenance fees
- $1,458
- Heating
- $0
- Estimated monthly cost
- $3,643
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $5,855
- Estimated closing costs
- $5,855
Plus your down payment of $93,800. 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
- $124,473
- Principal paid down
- $45,843
- Interest paid
- $78,630
- Balance remaining
- $329,357
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 26 whole-home leases in Lakeshore signed at a median of $2,442 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $3,106. 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 CENTURY 21 PEOPLE`S CHOICE REALTY INC.. MLS®/PropTx.