12 Bousfield Court, Hamilton, ON
Waterdown, Hamilton · MLS® X13709222
About this home
In short
- This move-in-ready family home is tucked away at the end of a quiet cul-de-sac & offers over 2,100 sq. ft. of finished living space with 3 bedrooms & 3 bathrooms.
- The open-concept main floor offers a generous living & dining area with large windows, flowing seamlessly into the eat-in kitchen.
- A storage shed & raised garden beds complete the backyard, while the front offers a oversized driveway, for 5+ cars, or RV/boat parking & a heated garage.
- The spacious primary bedroom easily accommodates a king-size bed & features a large walk-in closet & private 4-piece ensuite.
- Two additional bedrooms, both with double closets, share a well-appointed 4-piece bathroom.
This move-in-ready family home is tucked away at the end of a quiet cul-de-sac & offers over 2,100 sq. ft. of finished living space with 3 bedrooms & 3 bathrooms. Neutral décor throughout, hand-scraped Red Oak flooring & ceramic tile create a warm & welcoming feel from the moment you step inside. The spacious front foyer is filled with natural light & features a mirrored coat closet. The open-concept main floor offers a generous living & dining area with large windows, flowing seamlessly into the eat-in kitchen. An oversized island with seating for three provides the perfect gathering spot, while wood cabinetry, a full pantry, abundant counter space & a double sink offer plenty of storage & functionality for the chef or entertainer in the family. A glass door from the kitchen lead to the rear yard, where a deck provides the perfect spot for the BBQ, with a spacious lower patio ideal for outdoor dining & entertaining. A storage shed & raised garden beds complete the backyard, while the front offers a oversized driveway, for 5+ cars, or RV/boat parking & a heated garage. Upstairs, you'll find three generous bedrooms, two full bathrooms, additional double-door storage & convenient laundry. The spacious primary bedroom easily accommodates a king-size bed & features a large walk-in closet & private 4-piece ensuite. Two additional bedrooms, both with double closets, share a well-appointed 4-piece bathroom. The finished lower level adds even more living space with a large recreation room, w/laminate floors, perfect for movie nights, games or a comfortable family hangout. This level also offers a second laundry area, two storage rooms & a cold cellar. Ideally located for an easy walk or short drive to local shops, cafés, restaurants, parks, trails, schools & amenities. Commuters will appreciate quick access to Highway 6, the 403 and 407, with Toronto only 45 minutes away. Never offered before, this is a wonderful opportunity to make this home your own. Don't miss out.
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- X13709222
- Bedrooms
- 3
- Bathrooms
- 3 (1 half)
- Size
- 1500-2000 sq ft
- Lot
- 35.93 × 93.2 ft
- Cross streets
- Parkside and Sadielou
- Parking
- 2 garage · 7 parking (attached)
- Driveway
- Inside Entry, Private Double, RV/Truck
- Basement
- Finished
- Heating
- Forced Air
- A/C
- Central Air
- Exterior
- Brick, Stucco (Plaster)
- Foundation
- Poured Concrete
- Roof
- Asphalt Shingle, Solar
- Sewer
- Sewer
- Property tax
- $6,584 / 2026
- Days on market
- 52
- Listing brokerage
- Sotheby's International Realty Canada, Brokerage
Rooms
Hardwood Floor
Hardwood Floor
Laminate
4 pc ensuite · walk-in closet(s)
Double Closet
4 Pc Bath
Closet
Double Closet
4 pc ensuite · ceramic floor
Ceramic Floor
Ceramic Floor
Listed at $999,900. Going by how homes in Waterdown and the wider GTA have actually closed against their asking prices (about 97%, 32 local closings in 90 days), the likely sale price is near $966K, if it sells. A realistic range is $905K to $1.09M.
Independent value check: $1.13M. Without looking at the asking price, our model values the home itself about 13% above the ask (homes like it typically land between $1.06M and $1.18M).
Total price vs nearby homes. Likely closing about $966K, from 32 recent closings in this pocket.
The market behind the math:
About 0.9 months of inventory: 10 detached homes for sale in the area against 32 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $571/sqft against an area asking average of $562/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 32 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $1.04M. 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.
- Open-concept layout: modern, sought-after flow. Lifestyle
Read this with carewhy it’s an estimate, not an appraisal
Below comparable homes on total price, yet the price per square foot ($571/sqft) is in line with the area, which usually points to a smaller or more efficient layout.
Based on 32 comparable homes that sold in Waterdown over the past two years, from 311 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 $641/sqft; this home lists at $571/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 Waterdown: $1.03M in September 2026, up 1% from a year ago, on 163 closings in 12 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 | $1.12M | 12 |
| November 2025 | $1.10M | 13 |
| December 2025 | $1.03M | 9 |
| January 2026 | $1.29M | 12 |
| February 2026 | $1.13M | 7 |
| March 2026 | $1.17M | 11 |
| April 2026 | $1.20M | 17 |
| May 2026 | $1.12M | 18 |
| June 2026 | $1.25M | 19 |
| July 2026 | $1.10M | 22 |
| August 2026 | $1.17M | 14 |
| September 2026 | $1.03M | 9 |
Neighbourhood & location
Waterdown, 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 17, 2026); conventional rates run a little higher.
Mortgage amount $799,920 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $4,423
- Property tax
- $549
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $4,972
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $16,473
- Estimated closing costs
- $16,473
Plus your down payment of $199,980. 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
- $265,374
- Principal paid down
- $97,735
- Interest paid
- $167,638
- Balance remaining
- $702,185
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 22 whole-home leases in Waterdown signed at a median of $3,342 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $3,182. 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, Brokerage. MLS®/PropTx.