52 Duncombe Lane bid price

Web research · 2026-11-07 · sources: Listing.ca sale records, HouseSigma (signed in) and Realtor.ca listing pages, TRREB Market Watch, RECO; no appraisal, inspection or viewing

Original request

Bottom line

Fair value is about $1,150,000–$1,220,000. 33 Duncombe, a standard-lot unit in this complex, sold for $1,170,000 on Oct 13 after relisting at $1,068,000, and this home cut its ask to $1,089,000 two days later, which looks like the same play for a bidding contest. Open near the ask, expect to pay around $1,170,000 if others bid, and stop near $1,200,000.

Recommendation

Suggestion, assuming Katy wants the house at a fair price rather than at any price. Her goal, ceiling and whether she can go firm may change it. Confirm with her agent's comparative market analysis, and settle the tenant and heating questions before bidding.

No competing offers: Open around $1,075,000 with inspection, financing and status-certificate conditions; expect a sign-back. A deal near $1,120,000–$1,150,000 is realistic.
Competing offers: Bid $1,160,000–$1,190,000 in one best offer; a non-round figure breaks ties.
Walk away: Above about $1,200,000, unless the ravine lot matters to Katy more than to the market.
Terms: 5% deposit with the offer. Conditions: home inspection, financing, and review of the parcel-of-tied-land status certificate.
Watch out for: It was leased from December 2023 at $4,300 a month; get the lease terms and whether it comes vacant before bidding.

Bid levels

$1,160,000–$1,190,000Competitive

When: Seller reports competing offers
Against value: 33 Duncombe $1,170,000 (Oct 2026, standard lot) plus a small premium for the deeper ravine lot
Risk: Appraisal gap if firm; HouseSigma's estimate is $1,062,000

$1,200,000+Walk away

When: Only if the ravine lot is worth more to Katy than to the market
Against value: Above every 2026 sale in the complex except 17 Duncombe ($1,230,000, May) and 25 Nardini ($1,208,000, Jan), both before prices settled
Risk: Overpaying for a tenanted unit whose size and heating are unconfirmed

The ask was cut from $1,298,000 to $1,089,000 on Oct 15, 2026, two days after 33 Duncombe sold 9.6% over a similar ask. It has had 23 days at that price without a recorded sale; ask whether an offer date is set and how many offers are registered.

Findings

This fall's sales near the house

HouseSigma sold listings, Aug 9–Nov 7, 2026, semis, freehold townhouses and links on a map about 4 km wide — read signed in

Same complex: 33 Duncombe, 2,000–2,500 sqft, 20 x 81 ft lot: failed at $1,388,000 down to $1,190,000 over Nov 2025–Sep 2026, relisted Oct 1 at $1,068,000, sold Oct 13 for $1,170,000 (109.6% of ask).
Low asks: 59 Dewpoint Rd (link) $899,000 → $1,295,000; 80 Bristlewood Cres (semi) $1,100,000 → $1,230,000; 37 - 8900 Bathurst (town) $999,000 → $1,100,000. All in Vaughan's Patterson, 2,000–2,500 sqft.
Asks near value: 9 Sable Rd $1,295,000 → $1,275,000; 20 George Kirby St $1,349,000 → $1,255,000; 49 Cohen Way $1,399,000 → $1,335,000; 553 Carrville Rd $1,098,000 → $1,020,000. Of 19 sales, 5 sold over ask.
Verified: Read from HouseSigma cards and 33 Duncombe's listing history

Sales in the same complex

Listing.ca sale records for Duncombe, Howick and Nardini Lanes — aggregated board data, checked address by address

2026: 33 Duncombe $1,170,000 (Oct, 109.6% of a relisted ask); 17 Duncombe $1,230,000 (May, 94.6% of ask); 25 Nardini $1,208,000 (Jan, 93.0%); 29 Nardini $1,175,000 (Jun, 98.0%); 7 Howick $1,130,000 (Apr, 91.3%); 15 Howick $1,070,000 (Apr, 90.7%). Median $1,175,000.
2025: 62 Duncombe $1,423,000 (May, ravine, 111.2% of a $1,280,000 ask); 43 Duncombe $1,404,000 (Apr); 60 Duncombe $1,390,000 (Oct, ravine end unit); 10 Howick $1,350,000 (May, 108.1%); 37 Duncombe $1,330,000 (Oct).
Meaning: Prices in the complex fell 13–16% from 2025 to 2026. Units listed near their old prices sold under ask; 33 Duncombe, relisted low, drew a bidding contest.
Verified: Read from Listing.ca pages; 15 and 7 Howick have shorter lots and walk-up basements

This home's 2022 sale, adjusted

TRREB Market Watch, October 2026 and earlier issues — the regional board's statistics

Data: Sold $1,440,000 on Oct 7, 2022. Richmond Hill freehold townhouse prices fell 10–13% from Oct 2022 to Oct 2026, giving about $1,260,000–$1,300,000 today.
Meaning: An upper bound: Richmond Hill freehold townhouses sold at 106% of asking in Oct 2022, so that price likely included an overbid today's market doesn't pay.
Verified: Change chained from the board's printed yearly figures; the index was revised in 2025–26

Market for Richmond Hill freehold townhouses

TRREB Market Watch, October 2026

Data: 30 sales, median $1,018,494, 100% of asking, 31 days on market, about 4 months of inventory. Benchmark down 3.8% in a year, flat since September.
Meaning: Tighter than Richmond Hill overall (98% of asking, 5.5 months), but this complex's own 2026 sales still closed under ask.
Verified: Read from the PDF text

What lowers or raises the value

Realtor.ca listing; HouseSigma listing — seller-supplied facts

Raises: Lot backs onto open greenery per its 2022 listing; even-numbered units #48–#66 have deeper lots. About 8–9 years old.
Lowers: Leased Dec 2023 at $4,300 a month per HouseSigma; current lease terms unknown. Listing says electric heat; the 2022 listing said gas with a rented furnace and water heater. Most of the description is copied from 50 Duncombe's 2025 listing.
Size: "Over 2,000 sq ft" likely includes the walk-out lower level; above grade is probably about 1,500–1,650 sq ft, not measured.
Verified: Listing pages read; size and age are inferences

What the seller's agent must tell bidders

RECO Bulletin 4.1 — the Ontario real estate regulator

Data: The seller's agent must tell every buyer how many written offers have been received; prices are shared only on the seller's written direction.
Meaning: Ask for the registered-offer count before choosing a bid level.
Verified: From the regulator's bulletin