115 WOODYCREST AVE., TORONTO
ASKING PRICE $529,900
SELLING PRICE $522,900
PREVIOUS SELLING PRICE $195,000 (1992)
TAXES $3,289 (2010)
DAYS ON THE MARKET 13
CO-OP AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: The price of this two-storey house in East York was dropped twice, so when it was lowered to $529,900, agent Anil Khera negotiated further so it was in line with the budget of a local renter wanting a detached house with a garage.
What They Got: On a 20-by-127-foot lot in a popular low-rise neighbourhood near Danforth Avenue, this 1940s bungalow was expanded to create two bedrooms and a second bathroom upstairs.
Finishes range from ceramic flooring in the foyer and kitchen to hardwood floors cover a living room with vaulted, beamed ceilings, a separate dining room and bedrooms, plus carpeting in a lower-level bedroom and recreation area with pot lights.
Outdoors, there is a fenced backyard with open green space, a deck of the kitchen and another deck beside the garage.
The Agent’s Take: “It’s detached in a great location where there are houses going for over $1-million on this street, and it’s got a garage off the lane,” says Mr. Khera. “It’s a nice condo alternative since it’s not a large space.”
However, the property’s size can be changed. “At some point, if they wanted to expand that second floor over the front half of the house, then you’d have a nice two-storey, three bedroom, detached home in that area, which is worth a couple of hundred thousand dollars more than what we purchased this home for,” Mr. Khera adds.
1 COLUMBUS AVE., NO. 104
ASKING PRICE $589,900
SELLING PRICE $560,000
PREVIOUS SELLING PRICE $254,000 (1998); $283,729 (1997)
TAXES $3,485 (2011)
DAYS ON THE MARKET two
LISTING AND CO-OP AGENT Anil Khera, Royal LePage West Realty Group Ltd.
THE ACTION: This two-storey, corner loft in a former baseball glove factory failed to score a buyer when put on the market priced at $599,900. A re-listing a few weeks later at $589,900 succeeded in igniting buyer interest and about 20 people immediately reserved showings and twice that number showed up for the open house. A visitor at an earlier open house returned a second time with an offer after ruling out a newly-built condo suite.
WHAT THEY GOT: In the mid-1990s, Rawlings’ brick warehouse was converted into a boutique loft project with ten units, including this 1,300-square-foot model with original wood beams, exposed brick walls and windows on three sides, as well over 10½-foot and nine-foot ceilings on the main and upper levels respectively.
There is a parking spot just outside the entrance into the ground level of the unit, which has a sunken master bedroom with a four-piece bathroom.
A powder room and laundry facilities are located on the second level where there is an open living room with a gas fireplace and a balcony, along with a sunken dining area and kitchen.
The unit is equipped with alarm, sound and central vacuum systems, plus relatively new heating and cooling systems.
Monthly fees are just $427.
THE AGENT’S TAKE: “This building in particular is unique because there are only ten units and only five floors, so that’s an average of two per floor since some of the units are multi-level,” says agent Anil Khera. “The building is self-managed, so …. all of the occupants are involved on the board and take responsibility for certain aspects of running the building.”
This particular unit also has unconventional perks. “All the units are very generous in terms of space, so this is the second smallest unit in the building with 1,300 square feet,” says Mr. Khera. “Other than the two units on the top floor, which had terraces, this had the largest outdoor space.”
400 DOVERCOURT RD., TORONTO
ASKING PRICE $1,195,000
SELLING PRICE $1,132,000
PREVIOUS SELLING PRICES $800,000 (2008); $599,000 (2007); $315,000 (1999)
TAXES $4,212 (2011)
DAYS ON THE MARKET 13
CO-OP AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: Having been unable to find a detached house in High Park, Bloor West Village and Roncesvalles that suited clients, agent Anil Khera steered them toward this three-storey residence in Little Portugal.
They passed on the renovated property when informed that offers were being held off until a specific date – often a sign the sellers are hoping to generate a bidding war – but returned to negotiate a deal when the home was still on the market the following week.
What They Got: This roughly century-old property house features fine finishes and modern mechanics, including smart wiring, plumbing, heating and sound systems, as well as new skylights and Marvin windows.
There are crown moulding, pot lights and hardwood floors in the fireside living room, open dining area and remodelled kitchen and family room with an island, stainless steel appliances and a back door to a fenced-in yard with garden beds, stone patio, walkways and a custom shed.
A sitting room is located on the second floor along with two bedrooms and a master suite with a six-piece bathroom, which is the largest of five bathrooms.
The third floor houses two bedrooms with cathedral ceilings and exposed beams.
There are 7.5-foot ceilings in the basement apartment, which has one bedroom, a living area and kitchen facilities.
For parking, there is a driveway at the front of the 30-by-116-foot lot.
The Agent’s Take: “This place was fabulous, completely renovated over the last couple years,” says Mr. Khera. “So there was lots of space, really good use of the space and really high end materials and workmanship.”
283 WITHROW AVE., RIVERDALE, TORONTO
ASKING PRICE $699,000
SELLING PRICE $761,000
PREVIOUS SELLING PRICE $385,100 (2003)
TAXES $3,903 (2011)
DAYS ON THE MARKET Six
LISTING AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: This semi-detached house obtained 25 individual showings and a crowd of about 50 people who popped by two weekend open houses. On the day offers were accepted, four buyers stepped up to the bargaining table.
What They Got: Since 2003, this roughly 90-year-old house was given a series of contemporary and eco-friendly makeovers, from installing bamboo floors in most rooms to remodelling the kitchen, two bathrooms and lower-level recreation room.
The main floor is more open with a fireside living area and central dining space, both with windows, as well as a family room off the kitchen with sliding doors to a large deck, tiered garden and parking at the back of the 18-by-138-foot lot.
Sleeping quarters consist of three bedrooms on the second floor.
The Agent’s Take: “It was a meticulous renovation job, nothing was rushed,” says agent Anil Khera, who also cites the efficiently designed backyard. “This year, [the owners] didn’t even water once between the types of plants that they used and the way the water runoff occurs.”
One area to which the new owners could add value was in the attic. “Other people on the street have modified their homes to use the third floor,” Mr. Khera says. “My clients didn’t need the space so they haven’t done it, but through their renovation process, they set it up so that when someone does want to do it, it’ll be relatively easy to access.”
45 THE GREENERY, OAKVILLE, ONT.
ASKING PRICE $359,900
SELLING PRICE $375,000
PREVIOUS SELLING PRICE $332,500 (2008); $171,389 (1997)
TAXES $3,133 (2011)
DAYS ON THE MARKET One
LISTING AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: This three-storey townhouse has less modern decor than adjacent properties, so it was priced accordingly, which immediately caught the attention of first-time buyers and young families.
After eight hours on the market, half a dozen showings and negotiations between three serious buyers, a deal was signed before midnight.
What They Got: Within a community of freehold, brick townhouses built over a decade ago, this one was constructed with three bedrooms, three bathrooms, entertaining areas overlooking the front courtyard and a detached two-car garage off a rear lane.
The eat-in kitchen was updated with ceramic floors, but broadloom carpeting still appears in the combined living and dining area and all the upper-level rooms.
On the second floor, the family room features a gas fireplace and a front balcony.
The sky lit, third floor master suite is the largest sleeping quarters as it has a walk-in closet, five-piece bathroom and balcony.
Other assets include a full, but unfinished basement, security and central vacuum systems.
The property is steps from schools, trails and parks, including one at the end of the block, as well as a short drive from the GO Train station and highways 403 and 407.
The Agent’s Take: “It’s a very desirable area because it’s self-contained and there’s lots of green space,” says agent Anil Khera.
“At that price point, you really get a lot of house [with] three-storeys and a high basement … and mechanically, the house was sound, so it just needs some cosmetic updates.”
38 MORTON RD., TORONTO
ASKING PRICE $449,000
SELLING PRICE $480,000
PREVIOUS SELLING PRICE $259,000 (2006)
TAXES $2,900 (2011)
DAYS ON THE MARKET Zero
CO-OP AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: Anil Khera’s out of town clients lost a few bidding wars over properties around Danforth Avenue, between Jones and Coxwell avenues. So when they spotted a sale sign outside this semi-detached house on the way to view another house further east, they convinced the seller to give them an impromptu showing.
But since the property wasn’t officially listed for sale yet, Mr. Khera’s clients make a substantial offer to be the first and only buyers to see it.
What They Got: This two-storey, brick structure was likely built in the 1930s, but was recently given a makeover with a new roof and modern trappings, such as stainless steel appliances in the kitchen and pot lights in the principal rooms.
Maple hardwood floors appear in the open living and dining rooms and all three bedrooms on the second floor.
Ceramic tile covers the two four-piece bathrooms and the main floor laundry room, which has a walkout to the patio, shed and private driveway.
The Agent’s Take: “It was probably a touch smaller than some of the houses we’d seen, but it was very nicely renovated, like the kitchen and bathrooms were both done,” Mr. Khera said.
“The bonus was that it has a private driveway and nice big garage for storing their stuff.”
The property is also in a secluded setting, yet is steps from shops, schools and both GO Train and subway stations.
“It’s a quiet pocket that is cut off by Danforth on the north and railway tracks to the south, so it’s not a place where people cut through,” says Mr. Khera. “It’s really just above the Beach and there are a lot more interesting stores, restaurants and cafes opening in that area.”
137 KINGSTON RD., TORONTO
ASKING PRICE $432,900
SELLING PRICE $425,000
TAXES $2,625 (2010)
DAYS ON THE MARKET Five
LISTING AGENT Anil Khera, Royal LePage West Realty Group
The Action: An agents-only open house and 15 showings were arranged to give prospective buyers a tour of this semi-detached residence, which backs onto a triangular-shaped park surrounded by adjacent homes.
What They Got: Originating in the 1920s, this two-storey Beaches house contains three bedrooms upstairs, two bathrooms, including an enclosed toilet by the kitchen, a fireside living room and dining room, plus a full basement with a separate entrance.
Original finishes are highly visible including wood trims, etched glass doors and glass doorknobs, while modern updates are less apparent, such as a new roof, wiring and furnace.
The porch was enclosed and doubles as a sunroom.
For parking, there is an oversized garage and laneway at the back of the yard.
The Agent’s Take: “You’re in the Beach – an easy walking distance to the shops, restaurants and waterfront – but the compromise to get in at this price range is that you end up being on a busier street,” agent Anil Khera says.
But few properties also back onto a virtually private park. “It’s really like an extension of your backyard and people loved that, not only because of the park, but you have lots of extra parking if you have guests over.”
Buyers were also surprised by the size of this house and its 20-by-130-foot lot. “It’s quite a bit bigger than the typical Beach semi, which tend to be 15- or 16-feet wide,” Mr. Khera says. “It’s almost entirely house because there’s no driveway at the side.”
109 FERRIER AVE., TORONTO
ASKING PRICE $598,000
SELLING PRICE $573,000
PREVIOUS SELLING PRICE $251,000 (1994)
TAXES $4,784 (2010)
DAYS ON THE MARKET Four
LISTING AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: Over the span of a few weeks, this one-bedroom residence was seen by more than 100 visitors between showings and open houses. But it wasn’t until the property was relisted under $600,000 that a serious buyer stepped up to negotiate a deal.
What They Got: This 1.5-storey structure was built around the turn of the past century – making it one of the oldest homes on the street – yet still preserves period details, such as its red brick façade, peaked roofline with gingerbread trim and a wide front porch.
Inside, the foyer leads into an open living and dining area with a fireplace, crown mouldings and hardwood floors that extend into the kitchen.
Carpeting covers the floors of a family room addition and a subsequent sunroom addition with sliding doors to the backyard and shed.
The master bedroom upstairs has sliding doors to a flat roof, and an extra bedroom is located in the basement.
The property is equipped with two full bathrooms.
Outdoor parking is situated at the front of the 25-by-100-foot lot, which is steps from popular restaurants, shops and a subway station on Danforth Avenue.
The Agent’s Take: “It’s on a great street – one of the nicer streets in the north part of the Danforth in Riverdale – and it’s detached on a nice wide lot, and it’s one of the original cottages in that area,” agent Anil Khera says.
“It’s beautiful, but it’s a very unique layout that’s not for everybody.”
684 HILLSDALE AVE. E.. TORONTO
ASKING PRICE $719,000
SELLING PRICE $719,000
PREVIOUS SELLING PRICE $630,000 (2008); $410,000 (2002)
TAXES $4,817 (2010)
DAYS ON THE MARKET Seven
CO-OP AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: When this updated semi-detached house was listed, the sellers said offers would be considered immediately. So agent Anil Khera and his clients booked an appointment to see it that day and quickly negotiated a deal to avoid a potential bidding war.
What They Got: Situated on the edge of Davisville Village, this two-storey brick was initially built in the 1920s, but was recently renovated with a more modern layout.
The living room was left intact, but the dining room was opened up to the kitchen, which was also opened up to a sky lit family room addition with a walkout to a deck, fenced-in yard and shed.
There are two full bathrooms with heated floors, including the five-piece bathroom by the three bedrooms upstairs and a three-piece version by the lower level recreation room.
A mutual driveway permits parking for one vehicle.
Amenities nearby include schools, plazas and Bayview Avenue shops and restaurants.
The Agent’s Take: “It had the size [the buyers] were looking for with three bedrooms, two recently finished bathrooms and a nice big kitchen,” says Mr. Khera, who also made special note of the family room.
“It probably increased the size of the main floor house by 50 per cent or more.”
43 EGLINTON AVE. E., NO. 1206, Toronto
ASKING PRICE $339,900
SELLING PRICE $338,000
TAXES $2,168 (2010)
DAYS ON THE MARKET Four
LISTING AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: More than 30 buyers got a quick tour of this one-bedroom plus den suite between private appointments and two weekend open houses.
What They Got: Built nine years ago on the upper levels of a 16-storey building, this 675-square-foot unit opens into a foyer with marble flooring that extends into the bathroom and a U-shaped kitchen with a breakfast bar.
The carpeted living and dining room has sliding balcony doors and access to a den, which can also be entered from the master bedroom via sliding glass doors.
This unit’s locker is on the same level as its underground parking spot.
The monthly fee of $518 covers the cost of all utilities, 24-hour concierge and upkeep of the gym, sauna and party room.
There are some shops at the base of the building, which is steps from popular restaurants, cafés and shops, as well as a 24-hour supermarket and subway.
The Agent’s Take: “It’s a well priced unit for the Yonge and Eglinton area, and for the size of the unit,” agent Anil Khera says.
“The layout is functional in that you actually have a separate 80-square-foot den that could be used as an office or as a guest room.”
21 ARMSTRONG AVE., TORONTO
ASKING PRICE $400,000
SELLING PRICE $400,000
TAXES $2,587 (2010)
DAYS ON THE MARKET Seven
LISTING AND CO-OP AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: Agent Anil Khera and his clients lost out in a bidding war for a two-storey, semi-detached residence in the up-and-coming Wallace Emerson community.
But their professional conduct impressed the seller’s son so much that he decided to sell them his own property, which was virtually identical and only two doors down.
What They Got: Like many aging properties in the area, this more-than-90-year-old brick structure has a standard three-bedroom plan with a combined living and dining area and an eat-in kitchen with a walkout to the south-facing yard.
The first of two three-piece bathrooms is upstairs amidst the carpeted bedrooms, while the other is on the lower level by the recreation room.
The Agent’s Take: “For young families, it’s one of the last few affordable neighbourhoods in the city … along the subway line,” Mr. Khera says.
“There were some wiring issues and some plumbing issues, but essentially the structure of the house was solid and that’s what was important to our clients because they could do the work.”
680 WOODBINE AVE., TORONTO
ASKING PRICE $410,000
SELLING PRICE $402,000
PREVIOUS SELLING PRICE $216,250 (2000)
TAXES $2,428 (2009)
DAYS ON THE MARKET 10
CO-OP AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: After touring this semi-detached, Upper Beaches residence at an agent-only open house, agent Anil Khera knew it was ideal for his client – a local renter – who drafted an offer later that evening.
What They Got: This two-storey, brick structure dates back to the 1920s, yet is in move-in condition with upgraded wiring and plumbing systems, hardwood floors in some rooms and landscaped grounds, among other things.
The main section of this house offers three bedrooms, a remodelled bathroom upstairs, a main-floor living and dining room with a brick fireplace and a breakfast bar separating the kitchen, which has a walkout to a garden and mutual driveway.
There is a front entrance to a basement apartment with one bedroom, one bathroom and a living room and kitchen with a rear exit, plus a second set of cooking and laundry appliances.
The Agent’s Take: “We knew [the buyer] could get a lot more for his purchase dollar on a busier street than on one of the more residential streets,” says Mr. Khera, who cites good windows and doors as solutions to address excess noise.
“It shows very nicely, it’s very well maintained and it’s a solid semi-detached house, [plus] the basement has a finished apartment should [the buyer] ever need to get rental income.”
34 Nina St., Toronto
ASKING PRICE $1,395,000
SELLING PRICE $1,250,000
PREVIOUS SELLING PRICE $782,000 (1999)
TAXES $9,759 (2009)
DAYS ON THE MARKET 18
CO-OP AGENT Anil Khera, Royal LePage West Realty Group Ltd.
The Action: Turned off by heated bidding wars for west-end properties closer to Bloor Street West, the clients of agent Anil Khera redirected their search to the Casa Loma community where they made an offer for this detached, 2½-storey house after a private showing.
What They Got: This five-bedroom house circa 1920s contains a ground floor study; a fireside living room; a traditional dining room, and a remodelled kitchen and family room with French doors to a deck and double garage.
The second floor accommodates a rear media room that opens to a deck, two bedrooms and a master suite containing a bedroom-sized sitting area, separate dressing room and the newest of six bathrooms.
Rounding out the third floor are two bedrooms, including one with a walk-in closet and a built-in bookcase.
A two-bedroom basement apartment is complete with a kitchen, two bathrooms, and side and rear entrances.
The Agent’s Take: “In terms of size, it’s probably fairly average, but it has a slightly different design,” says Mr. Khera. “It has lots of charm and some original pieces, like the woodwork, hardwood flooring throughout the house and three fireplaces, plus a nice family room addition.”
185 Bain Ave., Toronto
ASKING PRICE: $525,000
SELLING PRICE: $495,000
TAXES: $3,366 (2009)
DAYS ON THE MARKET: seven
CO-OP AGENT: Anil Khera, Royal LePage West Realty Group Ltd.
THE ACTION: On the day offers would be accepted for this semi-detached, two-storey house in Riverdale, agent Anil Khera and his clients struck a deal that was $30,000 less than the original asking price.
WHAT THEY GOT: The house is about 85 years old and in fairly original condition, with the exception of a relatively new washing machine, furnace and air conditioning system.
The kitchen has sliding doors to a sunroom that exits to a south-facing backyard and relatively new garage.
The sole bathroom is upstairs amid three bedrooms, and a fourth bedroom is in the basement, which has a separate entrance and workshop area.
THE AGENT’S TAKE: The buyers already live in the neighbourhood and enjoyed renovating their current home. They intend to renovate this one with an eye to resale, taking advantage of its prime location near lush Withrow Park, well-regarded schools and the Danforth shops and subway.
“The house had good bones and good structure,” says Mr. Khera. “The location was really key because they wanted to be in an area where a nicely renovated house will be fairly easy to sell once it’s done.”
41 Kensington Ave. N., Hamilton, Ont.
Asking price: $212,900
Selling price: $209,000
Previous selling price: $135,000 (2003); $119,500 (2000)
Taxes: $2,131 (2009)
Lot size: 30 by 110 feet
Days on the market: 21
Listing agent: Anil Khera, Royal LePage West Realty Group Ltd., Brokerage
Listed in the low $200,000s, this detached, 2.5-storey residence in the north end of Hamilton was seen as a great alternative to smaller and pricier properties located 45 minutes east in Toronto, agent Anil Khera explains.
“A similar house to this in a decent part of Toronto would be at least three or four times as much,” says Mr. Khera. “You can’t not build it for that, let alone buy the land.”
Perennial gardens surround this roughly century-old brick structure, which has a wide porch with an entrance to a foyer and hall to the fireside living room and adjacent dining room.
“It had excellent design features, including hardwood floors, lots of hardwood trims, French doors and leaded glass … that maintained the original character of the home,” says Mr. Khera. “It was very well built and very well maintained.”
Wiring and plumbing systems were updated and the kitchen was revamped with classic cabinetry with frosted inserts, a glass door to the yard and an island with a sink and raised breakfast bar. “They made a kitchen – that was not large by any means – into something every functional,” adds Mr. Khera.
Two bedrooms, an office and a four-piece bathroom are on the second level. The third floor is an open loft-style bedroom.
Off the mutual driveway to the garage, there is a side entrance to the basement, which has recreation and laundry rooms, a kitchen and bathroom. “You could make it into an apartment if you wanted,” Mr. Khera says.
The property is located on a quiet, one-way street within steps of public transit, schools and cultural and recreational facilities at Gage Park.
“It is also near trendy Ottawa Street, which hosts many interesting shops and galleries,” adds Mr. Khera, who also notes the city has “a fairly vibrant arts and music scene.”
