177 Pape Avenue - LESLIEVILLE (UPDATE)
This recently renovated 4 bedroom, 4 bathroom house on a 24 x 100 foot lot reminds me of a house but I can't put my finger on it.
It could be 31 Harcourt Avenue that was listed in February 2012 for $1,079,000.
Or it's the house at 178 Wychwood Avenue in Humewood that was listed at $983,000 and sold for $1,100,000 in April.
Or maybe it is the hosue at 144 Galley Avenue in Roncesvalles that was listed at $969,900 and recentley sold for $1,023,000.
This house is listed at $1,189,000.
Compared to the the houses above, does this seem like too much?
Well, this house is done.
There are some quirks about it but it is a good house overall.
I am not sure I like the placement of the fireplace or the stone around it but the rest of the house is great (well, I think I would replace those kitchen pulls...).
It feels big and it flows well.
The den/stairwell to the third floor master is a bit odd but at least it means the master is private. And it has a HUGE washroom. But the closets (which aren't huge) are IN the washroom? That's a bit weird. There is enough space here that the could have created a walk through closet and still have a good sized washroom.
Plus, it has a good basement. It also has the same staging art as the house at 125 Leslieville Street that just sold for $763,000.
This house was last listed in 2010 for $699,000.*(see UPDATE below)
Considering that the rowhouse down the street at 212 Pape Avenue that could use at least a new kitchen recently sold for $757,500....this place probably went for mid to high $7s as well considering that it is detached.
Do you think they put in $400,000 of work?
No.
Is it priced too high? Maybe. But it is a detached house with 2 car parking.
If people aren't put off by the closets IN the washroom (is it just me?), this house will probably sell just shy of asking.
Otherwise, I'm thinking somewhere closer to $1,115,000.
Sure, 144 Galley sold for more than that and it needs work but things just aren't selling as high in Leslieville as they are in Roncesvalles.
I don't know....it's nice but those closets in the bathroom would really be an issue for me if I was spending this much on a house.
It is a better location than 124 Ashdale though.....
This should be interesting.
*UPDATE: thanks to the realtor for commenting below to point out that this was NOT the last time this house has been listed. Actually, it has been listed several times in the last few years...
Here is the history (guess I forgot to scroll down!):
April 22, 2010 $849,000
April 30, 2010 $799,900
May 13, 2010 $759,999
September 14, 2010 $699,900
April 6, 2011 $989,000
(apparently sold for $1,052,000 as per the realtor/commentor below)
So....this was clearly a flip between 2010 and 2011 (explains the closets in the washroom) but what went on between that 2011 sale and now?
This is a bit curious.
