84 Humbervale Boulevard

Stonegate-Queensway, Toronto, M8Y 3P4

$2,895,000

4+1 bedrooms
3 bathrooms
4 parking
2000-2500 sq ft

Listed 5 days ago · MLS® W14032850

Open house

Sunday, October 25 at 2:00 p.m. to 4:00 p.m. Add to calendar

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About this home

Timeless Tudor elegance meets modern luxury in the heart of sought-after Sunnylea. With a completely renovated exterior and a major interior transformation, this exceptional residence offers high-end living just steps from Bloor Street, the subway, and the charming shops and restaurants of The Kingsway.The exterior has been completely reimagined with all-new stucco and refined Tudor styling, making it virtually brand new. A new front entrance and substantial custom door make a grand first impression. Professional landscaping frames the home, with side pathways, a private driveway for four cars, and a custom side shed with roll-up door that discreetly stores tools and bins. A side entrance opens to a brand-new mudroom.The 120-foot-deep lot is a rare find. The landscaped backyard is a private, year-round retreat with mature trees, a new fence, a new deck, irrigation, lighting, and an entertaining area.Inside, extensive 2022 updates include high-end Pella windows, repositioned windows and sliding doors, pot lighting, all-new mechanicals, an oversized owned hot water heater, and refreshed bathrooms. The kitchen features refreshed cabinetry with new pull-out drawers, plus an eat-in nook with bench seating in the bright addition with large windows and power blinds. Custom cabinetry and storage abound. The spacious primary bedroom boasts vaulted ceilings, an enlarged window, a sitting area, secondary HVAC, and a walk-through custom closet behind the bed with entrances on both sides.The inviting 2024 lower level showcases custom cabinetry with abundant storage and a clean, modern design. It offers a bedroom, office, or gym with Murphy bed, a new bathroom with shower, and a large laundry room with counters, sink, and folding space.Walk to top schools, the subway, and Bloor Street. Highways are close, and downtown Toronto is a quick commute by subway or car.Browse the photos, then book your private viewing.

Details

Type: Detached
Style: 3-Storey
Size: 2000-2500 sq ft
Lot: 33.33 × 120 ft
Basement: Finished
Garage: None
Kitchens: 1
Property tax: $9,109 (2025)
Neighbourhood: Stonegate-Queensway
Municipality: Toronto W07
Price per sq ft: $1,287 (20% above detached houses in Stonegate-Queensway, $1,075)

Interior

Bedrooms: 4 above ground + 1 below
Bathrooms: 1 × 4-piece (second), 1 × 3-piece (third), 1 × 3-piece (basement)
Rooms: 9 above ground + 3 below
Family room or den: Yes
Fireplace: Electric
Features: Water Heater Owned

Heating, cooling and services

Heating: Forced Air, Gas
Air conditioning: Central Air, Wall Unit(s)
Water and sewer: Sewer

Building and exterior

Style: 3-Storey
Exterior: Brick, Stucco (Plaster)
Roof: Asphalt Shingle
Foundation: Concrete Block
Faces: West

Parking

Total parking: 4

Lot

Size: 33.33 × 120 ft

Possession: End of Feb
Cross street: Royal York Rd. / Bloor St. W

Rooms

Room	Level	Size
Living Room	Main	5.07 × 4.17 m (16'8" × 13'8")
Dining Room	Main	3.4 × 3.21 m (11'2" × 10'6")
Breakfast	Main	2.35 × 2.24 m (7'9" × 7'4")
Family Room	Main	4.64 × 4.42 m (15'3" × 14'6")
Mud Room	Main	2.49 × 1.51 m (8'2" × 4'11")
Bedroom 2	Second	4.21 × 3.64 m (13'10" × 11'11")
Bedroom 3	Second	3.57 × 3.22 m (11'9" × 10'7")
Bedroom 4	Second	3.05 × 2.62 m (10' × 8'7")
Primary Bedroom	Third	6.18 × 5.05 m (20'3" × 16'7")
Recreation	Basement	6.17 × 4.06 m (20'3" × 13'4")
Bedroom 5	Basement	4.8 × 4.63 m (15'9" × 15'2")
Laundry	Basement	2.69 × 2.48 m (8'10" × 8'2")

History of this address

1 earlier listing 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 Very walkable

🚇 Royal York Subway7 min walk
🚇 Islington Subway1.2 km
🚆 Kipling GO2.5 km

Within a 10-minute walk: 2 grocery stores, 31 cafés and restaurants, 4 parks, 4 pharmacies. Nearest grocery: Young's Produce (400 m). Nearest park: Birchview Boulevard Parkette (600 m).

Schools nearby

Elementary

Sunnylea Junior School
EQAO: Gr 3 reading 97%, math 100%5 min walk
Our Lady of Sorrows Catholic School Catholic
EQAO: Gr 6 reading 95%, math 75%14 min walk
École élémentaire catholique Sainte-Marguerite-d'Youville Catholic · French
EQAO: Gr 6 reading 100%, math 68%15 min walk
Norseman Junior Middle School
EQAO: Gr 6 reading 93%, math 67%1.3 km

Secondary

Etobicoke Collegiate Institute
EQAO: Gr 9 math 73%, literacy test 90%1.2 km
Bishop Allen Academy Catholic Secondary School Catholic · Private
EQAO: Gr 9 math 81%, literacy test 94%1.2 km
Etobicoke School of the Arts
EQAO: Gr 9 math 68%, literacy test 92%1.6 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 M8Y

Owners / renters: 56% / 44%
Median household income: $91,000
Average age: 41
Children under 15: 15%
Homes: 34% detached, 29% high-rise
Commute by transit: 19%
Population: 21,986

Languages spoken most at home besides English: Ukrainian 2.8%, Polish 2.5%, Russian 2.2%, Spanish 1.5%.

Flood and conservation No mapped hazard

Not inside a mapped flood plain or regulated area.

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

Safety

Major crime per resident in Stonegate-Queensway (2025): 25% below the Toronto average, down 13% from the year before.

Assault39% below average
Break and enterabout average
Auto theftabout average
Robbery48% below average
Theft from vehicles39% below average
Shootings67% above average

Crime Severity Index for Toronto police: 60 vs 57 for Ontario (2025).

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

Development nearby 4 active

2943 A BLOOR ST W · 400 m

Official Plan / Zoning By-law Amendment · OMB Appeal · applied 2025

Proposes to construct a new 29-storey mixed-use building, containing 423 dwelling units, including 7 rental replacement units, and a total of 26,114 sq. m of…
Application details
2969 BLOOR ST W · 350 m

Official Plan / Zoning By-law Amendment · Under Review · applied 2022

Proposed development of a 7 storey mixed use building, comprised of residential amenity and retail uses at grade and six storeys of residential.
Application details
3005 BLOOR ST W · 350 m

Site Plan · NOAC Issued · applied 2020

Site Plan Control application for proposed 7-storey mixed use building with retail at grade, two levels of below grade parking and 51 residential condominium…
Application details
2955-2961 BLOOR ST W · 400 m

Site Plan · Under Review · applied 2015

INACTIVE Proposed 6-storey, mixed-use building with a 7th storey mechanical penthouse and amenity area. A total of 717 m2 of retail space is proposed at grade…
2943 A BLOOR ST W · 400 m

Site Plan · Closed · applied 2021

This proposal is for a 7-storey condominium project with 210 residential units and retail at grade.
Application details
2943 A BLOOR ST W · 400 m

Plan of Condominium · Closed · applied 2021

*** Proposal for a mid rise mixed use development.
Application details

Rezoning, site plan, subdivision and condominium applications filed with the city.

Distances are approximate. Places © OpenStreetMap contributors. Neighbourhood figures: Statistics Canada, 2021 Census. School results: EQAO via Ontario Data Catalogue (Open Government Licence – Ontario). Neighbourhood crime: Toronto Police Service Public Safety Data Portal (Open Government Licence – Toronto Police Service). Crime Severity Index: Statistics Canada. Planning applications: City of Toronto open data.

Living here

Commute

To Union Station (downtown Toronto): 10 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.

What can be built RD

Residential Detached (with a site-specific exception).

✅ Up to 4 homes on the lot (multiplex)
✅ Garden suite in the backyard
✅ Laneway suite, if the lot backs onto a lane

From Toronto’s Zoning By-law 569-2013 map. Lot size, setbacks and trees decide what actually fits; check with a planner before you buy.

Full lot check · Run the numbers

Building permits

No building permits at this address since 2014.

2 permits on this block of the street in the last 2 years.

Permits filed with the City of Toronto. A permit doesn’t mean the work passed final inspection.

Trees

101 City street trees within 100 m, mostly maples. That’s more than the Toronto average of 42.

Trees on City boulevards only, not private yards or parks.

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.

Short-term rentals

Only in your principal residence (where you live). The entire home can be rented up to 180 nights a year; renting up to 3 bedrooms while you live there has no limit. Hosts register with the City and collect the 6% accommodation tax.

City rules

Zoning, heritage, building permits and street trees: City of Toronto open data (Open Government Licence – Toronto). Roads, rail, airports and planned stations © OpenStreetMap contributors. Internet: Innovation, Science and Economic Development Canada, National Broadband Data.

Listed by RE/MAX PROFESSIONALS INC..

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

Estimated monthly cost

Mortgage: $12,677
Property tax: $759
Total: $13,436

$579,000 down, 25-year amortization at 4.39%.

Cash needed to buy

Down payment: $579,000
Land transfer tax (Ontario + Toronto): $117,816
Legal and other costs: ~$2,500
Total: $699,316

First-time buyers can get up to $8,475 of land transfer tax back. All closing costs

Adjust the numbers

Rental potential

$8,999/month

Typical asking rent for 4+ bedroom homes like this within 2 km (5 for rent now; most $8,000–$9,500).

As a rental, with 20% down

Rent: $8,999
Mortgage: −$12,677
Property tax: −$759
Insurance, repairs, vacancy: −$930
Cash flow: −$5,367/month

Cap rate 3.0% · gross yield 3.7%. Rentals need 20% down. Rough figures before income tax; ask us for a full analysis.

Rent control: Depends on when the unit was first lived in: before Nov. 15, 2018 it’s covered by Ontario’s yearly limit (2.1% in 2026); after, there’s no cap.

See rentals nearby