Yesterday, a reader sent in this 3 bedroom, 3 bathroom house on a 17.08 x 120.83 foot lot at 57 Ashdale Avenue in the eastern end of Leslieville.

It is a new build on a 'lot' that used to look like this...

When it was listed in 2013 for $369,900.

Here was the rendering for the listing that was apparently an approved plan for a 3 bedroom, 4 bathroom house...

So, not exactly the the same but better.  

I don't love that orange-y wood stain at all and would prefer a dark grey-ish colour, something like the front door.

Because of the colour of the front, I was thinking there were going to be some 'interesting' design choices on the inside.

But when I saw the photos, I realized that I actually kind of liked it!

It's kind of a weird layout with the kitchen basically being the hallway to the back of the house and the landing of the staircase...

But it is a really good kitchen with lots of storage.  

I like the wall with the wood shelves but wonder if it would have opened up the space if they had forgotten the shelves and done a glass wall here instead.

On the second floor, the bedrooms are a good size with storage and a bathroom with 2 sinks.

And the third floor has a large master suite that is separated with a door on the third floor.

Basically, if you can get beyond the orange on the outside, the kitchen situation, and the fact that there is no parking, this is a great house.

But as the reader who sent it in said...

 I think it is a tiny house for the asking price

This house is listed at $1,299,900.

For arguments sake, let's say this house was built at $250/square foot (I have no idea), at 2,189 square feet, this house would have cost about $550,000 to build (that seems low, no?)...

If the 'lot' sold for something like $425,000 (just guessing), this would make the cost about $925,000.

So...is $1,299,900 to high?

Well, even without the math, considering there is no parking, I think so.

But it is a good house near transit...

If that kitchen isn't an issue, IF it isn't an issue, this could very well sell close to asking...but not quite at ask.

listing