Salehian.com 647-325-5000

8040 Blue Ash Lane

222 - Brown, Niagara Falls, L2H 0N9

$799,999

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  • 4 bedrooms
  • 6 bathrooms
  • 4 parking
  • 2000-2500 sq ft

Listed 23 days ago · MLS® X13832640

About this home

WELCOME TO 8040 BLUE ASH LANE NIAGARA FALLS. THIS SPACIOUS 2200 SQFT HOME OFFERS 4 BEDROOMS WITH 2.5 BATHROOMS PROVIDING PLENTY OF ROOM FOR COMFORTABLE FAMILY LIVING.THE HEART OF THE HOME IS THE BRIGHT AND SPACIOUS KITCHEN, FEATURING GRANITE COUNTERTOPS, A LARGE ISLAND, AMPLE CABINETRY AND GENEROUS WORKSPACE- PERFECT FOR EVERYDAY MEALS, ENTERTAINING AND GATHERING WITH FAMILY AND FRIENDS.ONE OF THE HOME'S UNIQUE FEATURE IS A VERSATILE BONUS ROOM THAT BE TRANSFORMED INTO YOUR OWN COFFEE BAR/BEVERAGE ROOM OR ENTERTAINING SPACE ADDING BOTH CHARACTER AND FUNCTIONALITY TO THE HOME.STEP OUTSIDE TO A SPACIOUS BACKYARD WITH A DECK, OFFERING A GREAT SETTING FOR SUMMER BBQS, OUTDOOR DINING, ENTERTAINING OR SIMPLY RELAXING.LOCATED IN A DESIRABLE NIAGARA FALLS NEIGHBORHOOD THIS BEAUTIFUL HOME IS READY TO WELCOME YOU HOME!

Details

Type
Detached
Style
2-Storey
Age
6-15 years
Size
2000-2500 sq ft
Lot
34 × 93 ft
Basement
Full, Unfinished
Garage
Detached
Kitchens
1
Property tax
$7,380 (2025)
Neighbourhood
222 - Brown
Municipality
Niagara Falls
Price per sq ft
$356 (4% below detached houses in 222 - Brown, $369)

Interior

Bedrooms
4 above ground
Bathrooms
1 × 2-piece (main), 2 × 4-piece (second), 3 × 3-piece (second)
Rooms
12 above ground
Family room or den
No
Fireplace
Electric
Features
Water Heater

Heating, cooling and services

Heating
Forced Air, Gas
Air conditioning
Central Air
Water and sewer
Sewer

Building and exterior

Style
2-Storey
Exterior
Vinyl Siding
Roof
Shingles
Foundation
Poured Concrete
Age
6-15 years
Faces
North

Parking

Garage spaces
2
Total parking
4

Lot

Size
34 × 93 ft

More

Possession
FLEXIBLE
Cross street
KALAR AND MCLEOD

Rooms

RoomLevelSizeFeatures
Living RoomMain5.72 × 4.06 m (18'9" × 13'4")
Dining RoomMain3.63 × 3.63 m (11'11" × 11'11")
KitchenMain4.39 × 1.63 m (14'5" × 5'4")
LaundryMain4.29 × 1.63 m (14'1" × 5'4")
PantryMain1 × 1 m (3'3" × 3'3")
Primary BedroomSecond4.42 × 4.55 m (14'6" × 14'11")
Bedroom 2Second3.51 × 3.1 m (11'6" × 10'2")
Bedroom 3Second4.88 × 3.71 m (16' × 12'2")
Bedroom 4Second2.92 × 3.1 m (9'7" × 10'2")
BathroomSecond1 × 1 m (3'3" × 3'3")
BathroomSecond1 × 1 m (3'3" × 3'3")

History of this address

13 earlier listings at this address, with sold and leased prices. Create a free account or sign in to see them.

Location

Location is approximate. See nearby homes on the map

Recent sales nearby

See what similar homes within 1 km sold for in the last year. Create a free account or sign in to see them.

The neighbourhood

Getting around Car-dependent

No subway, LRT or GO station within a short trip.

Within a 10-minute walk: no grocery stores, 3 cafés and restaurants, 0 parks, 1 pharmacy.

Schools nearby

Elementary

  • Loretto Catholic Elementary School Catholic
    EQAO: Gr 6 reading 98%, math 78%    1.6 km
  • Kate S Durdan Public School
    EQAO: Gr 6 reading 100%, math 89%    1.6 km
  • James Morden Public School
    EQAO: Gr 6 reading 86%, math 50%    2.3 km
  • Forestview Public School
    EQAO: Gr 6 reading 95%, math 68%    2.5 km

Secondary

  • Saint Michael Catholic High School Catholic
    EQAO: Gr 9 math 49%, literacy test 88%    1.4 km

EQAO: share of students meeting the provincial standard (2024–25). Ontario average: Gr 6 reading 86%, math 51%; Gr 9 math 55%; literacy test 83%.

Closest schools, not school zones. Check which school serves this address with the school board before relying on it.

Who lives here postal area L2H

Owners / renters
79% / 21%
Median household income
$91,000
Average age
41
Children under 15
17%
Homes
72% detached, 3% high-rise
Commute by transit
2%
Population
29,820

Languages spoken most at home besides English: Mandarin 1.5%, Punjabi (Panjabi) 1.2%, Serbian 1.1%, Spanish 1%.

Flood and conservation No mapped hazard

Not inside a mapped flood plain or regulated area in Niagara Peninsula Conservation’s mapping.

Screening maps only. Ask the conservation authority for a property inquiry before relying on this.

Safety

Crime Severity Index for Niagara Region (St. Catharines) police: 54 vs 57 for Ontario (2025).

Police-reported figures for the whole police service area, not this street. Rates use the area’s resident population.

Distances are approximate. Places © OpenStreetMap contributors. Neighbourhood figures: Statistics Canada, 2021 Census. School results: EQAO via Ontario Data Catalogue (Open Government Licence – Ontario). Flood and regulation mapping: Niagara Peninsula Conservation open data. Crime Severity Index: Statistics Canada.

Living here

Commute

To Union Station (downtown Toronto): 68 km. Transit times · Driving times

Noise Nothing major nearby

No highway within 500 m, rail line within 300 m, or airport flight path nearby.

Distances from the map, not noise measurements. Visit at rush hour to judge for yourself.

Internet High-speed

50/10 Mbps or faster available here by cable, fibre or DSL (the federal high-speed target).

From the federal broadband map. Check exact speeds and providers for the address.

Roads, rail, airports and planned stations © OpenStreetMap contributors. Internet: Innovation, Science and Economic Development Canada, National Broadband Data.

Listed by EXP REALTY.

Listing information provided by PropTx Innovations Inc. and TRREB; deemed reliable but not guaranteed accurate by PropTx.

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