Freehold townhouse on a ravine-style lot in South Richvale. Researched 2026-11-04 from listing sites and maps on a limited budget; no inspection, survey or expert source.
Bottom line
Looks worth viewing: the ask is $41,000 below the April sale of 7 Howick Lane and $119,000 below the January sale of 25 Nardini Lane. The ask is also $351,000 below this home's 2022 sale price, and no source explains that drop or the $209,000 price cut 8 days after listing.
Recommendation
Suggestion: view it, then clear these five checks before committing. This assumes a family home where three bedrooms are enough, a car or GO commute, and no reliance on basement rent. Your goals may change this.
Tenant: Listing.ca shows it as tenant-occupied; ask for the lease terms and whether it comes vacant.
Heating: the listing says electric, while four nearby listings say gas; confirm the fuel and ask for utility bills.
Ravine: ask TRCA in writing what applies to this lot; flood hazard, slope and regulated-area layers fall within 150 m of the street.
Fee: read the parcel-of-tied-land documents behind the $151.32 monthly fee.
Price: ask why the ask fell to $1,089,000, and get the sold price of 33 Duncombe, which closed in Oct 2026.
Prices come from Listing.ca, not TRREB. Three sales are a thin sample, and none is a same-size interior match. Zolo shows 33 Duncombe sold Oct 13, 2026, price hidden behind sign-in.
Schools
Roselawn2025 score None shown
Board: Public
Grades: 4–8
Distance: 0.5 km
2025 rank: None shown
St. Charles Garnier2025 score 9.08
Board: Catholic
Grades: JK–8
Distance: 0.6 km
2025 rank: 307 of 2,995
Ross Doan2025 score None shown
Board: Public
Grades: JK–3
Distance: 1.2 km
2025 rank: None shown
Langstaff2025 score 4.25
Board: Public
Grades: 9–12
Distance: 1.4 km
2025 rank: 468 of 732
St. Theresa of Lisieux2025 score 9.96
Board: Catholic
Grades: 9–12
Distance: 5.3 km
2025 rank: 3 of 732
All figures are from HouseSigma's catchment section, on its own scale, not Fraser ratings. No board confirmed the catchment. HouseSigma also lists Alexander Mackenzie (Art and IB programs, 2.3 km, score 9.14, rank 70 of 732).
TRREB listing data, written by the seller's agent.
Data
Baths: 5-pc and 4-pc upstairs, 2-pc main, 4-pc basement. Bedrooms: 3.95 x 3.65 m, 3.35 x 2.93 m, 3.95 x 2.8 m. Description: "Over 2,000 Sq.Ft. Of Upgrade Living Space (As Per Builder)". Description: "Breathtaking Ravine Views" from the primary suite. Fronting west; laundry on the second floor.
Verified
All three opened in a browser and show this MLS#. The ravine claim is the agent's and was not checked on site.
Brokerage-run site republishing board data; Realtor.ca for the current price change.
Data
Sold $1,440,000 on Oct 7, 2022. Listed $1,298,000 on Oct 7, 2026. Cut to $1,089,000 on Oct 15, 2026 (-$209,000, -16.1%). Occupant type: tenant.
Verified
Both opened. The 2022 price and tenant status appear on Listing.ca only. HouseSigma confirms an earlier sale and a lease exist, with details behind sign-in.
Straight-line distances from the middle of Duncombe Lane, not routes: Richmond Hill station: 3.5 km. Maple station: 4.7 km. Finch, TTC Line 1: 8.0 km. Vaughan Metropolitan Centre, TTC Line 1: 8.7 km. Highway 407: 2.1 km.
Verified
Calculated from map geometry. Langstaff GO did not appear in the query, so it is not measured. Commute times not measured.
Published under TRCA's name, publisher not independently confirmed; community map for the creek.
Data
Regulated area, engineered flood hazard, crest of slope, meander belt: none within 50 m, present within 150 m. Wetland: present within 500 m. Patterson Creek: 141 m.
Verified
Layers queried at the street's map point, not this lot, so the rear of the home may be closer. Not a written TRCA determination.
What didn't work
Area median for freehold townhouses: not captured from HouseSigma's community section.
Sold prices on HouseSigma and Zolo: hidden behind sign-in; no account used.
Fraser Institute school rankings: both PDFs returned 403 to a plain fetch. Browser retry skipped to stay within the research budget.
School catchment: not checked with either board.
Not researched, to stay within budget: crime, planned development, GO timetable, commute times, Carrville Road noise, landfill monitoring.