Four-bedroom brick detached house with an unfinished basement near Bathurst and Lebovic Campus Drive in Patterson, tenanted and sold as is. Researched 2026-11-13 from listing, sale-history, map and conservation-authority sources; no inspection, survey or expert source.
Bottom line
Worth viewing: the $1,055,900 ask is about $200,000 below the cheapest detached sales found nearby ($1,250,000–$1,475,000, for smaller or similar houses) and $644,100 below 45 Gamla Road, 123 m away, which sold for $1,700,000 in October. No source explains the low ask; a price set to draw multiple offers, the tenancy, the as-is terms and the unfinished basement are the likely reasons, and HouseSigma has no estimate to check it against.
Recommendation
Suggestion: view it and treat the ask as a starting point, not the price. This assumes a four-bedroom detached house with a basement to finish fits the search. Your goals may change this.
Offer process: ask the listing agent for the offer date, whether early offers are considered, and how many offers are registered.
Tenancy: ask the tenant's rent, lease term and whether the tenant will leave before closing; vacant possession depends on that.
Condition: as is means the seller makes no repairs; book your own inspection, and ask the age of the roof, furnace, air conditioner and windows.
Rental equipment: ask whether the water heater or furnace is rented, and the buyout cost.
House
MLS#
N14178412
Asking price
$1,055,900
Beds
4
Baths
3 (1 partial): 2-pc main floor, two 4-pc upstairs
Sqft
2,034 above grade per MPAC, quoted in the listing; listed as 2,000–2,500
Lot
30.05 x 86.65 ft; fronts west. The description says 30 x 88 ft.
Age
About 18 years; built by Dec 2008, when it was first listed for sale at $499,900, and the street's storm sewers were built in 2008. HouseSigma's building age is blank.
Basement
Unfinished
Parking
3 total; 1 built-in garage
Taxes
$6,374 (2025)
Fees
None listed; freehold
Rental equipment
Unknown; the listing doesn't say
Listed
Nov 13, 2026; 0 days on site; tenanted; sold as is, where is
Consensus: The ask is far below nearby sales. 45 Gamla Road, 123 m away and larger, sold for $1,700,000 in October; the Patterson detached median in October was $1,597,500; the smallest detached sales on neighbouring research pages went for $1,250,000–$1,475,000.
Dissent: None of those is this house: it is tenanted, sold as is, with an unfinished basement, and the Lady Nadia sales are about 2.9 km north. HouseSigma has no estimate. 52 Woodville Drive was relisted this week $300,888 lower, at $1,098,000, so a low ask may be a tactic to draw offers rather than the expected price.
Lot depth
Consensus: 30 ft frontage; 86.65 ft deep in the listing fields, 86.7 ft on Realtor.ca.
Dissent: The description says 30 x 88 ft; the measured fields are the better guide.
Type: Detached, narrow lot, 1,500–2,000 sqft, about 2.9 km
Beds: 4+3
Baths: 4
Lot: 25 x 105 ft
Asked: $1,299,000
Date: Aug 2026
Woodvalley, Shale and Rock Elm are HouseSigma's sold comparables for this listing, read signed in on Nov 13, 2026, with its distances; all are larger. 45 Gamla Road is from the 57 Crimson Forest research, with its distance calculated from York Region address points. 15 Asner Avenue and the Lady Nadia sales are carried over from the 52 Woodville and 2 Israel Zilber research; the Lady Nadia distance is measured to 2 Israel Zilber Drive, 0.1–0.2 km from them. No sale of a house this size within 1 km was found.
Copies of the board listing; seller-supplied facts
Data
Detached, 2-storey, brick; 4 beds, 3 baths (2-pc main, two 4-pc upstairs) 2,034 sq ft above grade per MPAC; listed as 2,000–2,500 Lot 30.05 x 86.65 ft; fronts west; cross street Bathurst Street and Lebovic Campus Drive Living and dining combined, 5.79 x 3.53 m; primary bedroom 4.57 x 3.65 m; bedrooms 2–4 from 4.52 x 3.5 m down to 3.35 x 3.04 m Family room with gas fireplace; central air; gas forced air Unfinished basement; fenced backyard; 3 parking, 1 built-in garage Taxes $6,374 (2025) Currently tenanted; sold as is, where is Listed Nov 13, 2026 at $1,055,900
Verified
Both pages opened and read; postal code from the Realtor.ca page title
Nov 13, 2026: listed at $1,055,900 (N14178412) Jan 2021: leased at $3,000 a month Oct 2014: leased at $2,350 a month Apr–May 2014: leased at $2,400 a month May 2013: leased at $2,450 a month May 2012: leased at $2,400 a month Jan–Feb 2009: offered for lease at $1,950, terminated Dec 2008 – Feb 2009: listed at $499,900 (N1521202), terminated No sale on record
Verified
Read signed in; a "Show More" link remained, so earlier records may exist
SigmaEstimate: "Insufficient data" Estimated rent $3,865 a month; rental yield 3.18% Patterson detached, Oct 2026: median $1,597,500, down 9% in a year
Verified
Estimate and rent read on this page; the Patterson median is carried over from the 52 Woodville research
TRCA open data; river flooding only, not basement or sewer-backup risk
Data
Nearest regulatory floodplain: about 288 m, engineered, Don River watershed Nearest regulated area: about 265 m; crest of slope, engineered flood hazard, meander belt
Verified
Distances calculated from York Region's address point (43.854647, -79.464118) to the nearest polygon edge; the house is outside both