This is a 5+1 bedroom, 4 bathroom house on a 45 x 126 lot in Rosedale, steps from Yonge Street.

It is listed at $2,595,000 and has been for sale since the end of April.  Why isn't it selling? 

This house 2 doors down was listed at $2,495,000 in 2009.

I am not sure what it sold for but they are not dissimilar.

This house across the street with a weird corner lot was listed at $2,795,000 in 2009.

Here is the side view...

This was $2,795,000? 

So, what is with this house not selling?  I like this house. I don't love the paint throughout the first floor.  The kitchen is done well but is a little tight for a house this size.  It was done 8 years ago so would be fine but not new enough that you would feel guilty if you wanted to get rid of it.  

If you didn't have a grand piano, I am not sure what you would do with that nook beside the frond door.  A few reading chairs, I guess...

There aren't a lot of pictures of the house but all the furniture looks good and the house looks well taken care of.

So, if the neighbours had similar prices 3 years ago, why isn't this place selling?

This house at 155 Roxborough not too far away sold for $1,975,000 and it was a semi!

So, what do you think?  Is this more of a $2.4, maybe $2.45 house?  It does back onto a bunch of tennis courts which could be annoying in the summer...

Woops...forgot the Floor Plans...

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