This is a 5+1 bedroom, 3 bedroom house on a 25 x 113 foot lot at 17 Simpson Avenue in Riverdale.

It's located 2 doors down from the 4 bedroom, 4 bathroom house on a 50 x 113 foot lot at 13 Simpson Avenue...

That was listed at $1,499,900 in June.

I thought that price was crazy because at that price, you want an up to date house, which it wasn't.

 And it backed onto the shops and restaurants on Gerrard...

Just like this house does.

This house is a little more up to date though.  The kitchen is newish, and the floors look fine (except for the gross carpet throughout), but the bathrooms are tired and the basement could be freshened up.

But if you are into a mermaid hanging from your ceiling above your claw foot bathtub...

And a lot of burgundy...

Then this house is perfect as is.

But is it a $1,399,000 house when it backs onto Gerrard?

Well, the house at 13 Simpson that I thought would sell closer to $1,200,000 sold for $1,750,000.

Sooooo...

With this lot being half the size but move in ready, though it wouldn't hurt to have a bit of work done to it (that third floor could be an amazing master!)...

If it hadn't been for the house at 13 Simpson, I would have said that this probably wouldn't sell for ask and would go somewhere closer to $1,325,000..

But it will probably sell closer to $1,450,000...maybe even $1,499,000.

P.S.  Apologies for the late posting today...

But you know as they say...

(It's The Golden Girls 30th anniversary week!)

listing