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Brooks · Single Family · under $450,000 · 3+ bed · 2+ bath. Alerts only send when there are new or meaningfully updated matching homes.
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263 Upland Avenue
This house hosts. It welcomes you in, takes your coat, and gives you space to settle before anything else happens. The entry is bright and open, the kind that handles arrivals easily and keeps things moving without pressure. It seats people comfortably in the large, light-filled living room upstairs, letting conversations start and warm up naturally. No one is rushed. No one feels crowded. The house gives everyone room to arrive before it shifts the night forward. It keeps the kitchen involved at all times. Dark modern cabinetry sets the mood, with newer, well-chosen appliances ready for everyday use. The island fills on its own, drawing people in and holding them there. Bar stools are claimed quickly, and conversation builds. The dining space stays close so no one ever feels removed from what’s happening. It splits the evening when it needs to. A big rec room takes on game days, movie nights, and louder energy. Just off to the side, the bar-shaped bonus room lowers the lights and changes the tone. This is where voices drop, stories stretch, and time stops being tracked. The house runs both scenes at once and never loses control of the night. When people need a break, it gives them one. The bedrooms are calm and bright, offering a quiet place to retreat when the noise fades. It moves the gathering outside without fuss. The deck handles overflow. The concrete pad waits for future plans. Brand new vinyl fencing and underground sprinklers do their job quietly, the way a good host always does. Throughout it all, the house manages the energy. Grey and brown vinyl plank flooring, soft grey walls, and wainscoting details keep things grounded while laughter and noise come and go. When the night ends, it resets without complaint. In the end, everything about this house points to the same thing. It knows how to handle people, and it does it well. (id:65958)
Lower level
| Room | Dimensions | Features |
|---|---|---|
| 3pc Bathroom | 7.92 Ft x 5.92 Ft | |
| Bonus Room | 15.33 Ft x 9.42 Ft | |
| Family room | 17.25 Ft x 13.83 Ft | |
| Bedroom | 10.17 Ft x 11.33 Ft | |
| Bedroom | 12.42 Ft x 12.92 Ft |
Main level
| Room | Dimensions | Features |
|---|---|---|
| Other | 12.17 Ft x 4.25 Ft |
Upper Level
| Room | Dimensions | Features |
|---|---|---|
| 4pc Bathroom | 8.83 Ft x 4.92 Ft | |
| Bedroom | 8.92 Ft x 10.08 Ft | |
| 2pc Bathroom | 6.42 Ft x 4.75 Ft | |
| Primary Bedroom | 13.17 Ft x 12.92 Ft | |
| Living room | 13.58 Ft x 16.00 Ft | |
| Dining room | 9.75 Ft x 8.92 Ft | |
| Kitchen | 16.83 Ft x 10.00 Ft |
10-item due-diligence checklist. We can pre-flight most of these for you on a CMA call.
Comparable sales
Ask for 3–5 recent solds within ~1 km and the same beds/baths so the list price has context.
Property condition
Roof age, furnace age, hot-water tank age, electrical panel size, windows. Cosmetic vs structural.
Zoning
Confirm zoning matches your intent (single-family vs duplex vs secondary suite vs commercial).
Suite legality / potential
If suited or being marketed as suited: confirm permits, separate entrance, ceiling height, egress windows.
Monthly carrying cost
Mortgage + property tax + insurance + condo fee (if any) + utilities. Compare to your max budget.
Property taxes
Confirm the annual tax amount on the current assessment — and whether a reassessment is pending.
Insurance estimate
Get a same-day quote. Older homes, knob-and-tube wiring, polybutylene plumbing, flood plains all change the number.
Commute
Drive it (or transit it) at the actual time of day you'd commute. Map ETA lies during peak hours.
Deposit and financing conditions
Deposit size, financing condition window, condition removal date, possession date — all negotiable.
Inspection considerations
Budget for a home inspector ($500–700) and any specialty inspections (sewer scope, mould, asbestos for pre-1990 builds).
Pick a down payment and tap any underlined number to edit. Total updates live. Confirm with a mortgage broker before writing an offer.
Monthly carrying costs (shared)
Approximation only. CMHC default insurance is included when down payment is under 20%. Property tax and condo fees come from MLS when listed and may not reflect the current billing year. Accelerated bi-weekly frequency reduces total interest paid vs. monthly — confirm with a broker. Suite rental income depends on permits, market rent, and vacancy. Always validate with a mortgage broker before writing an offer.
We'll reply by text within a few hours. Comparable sales, condition flags, things worth checking — sent before you book a showing.
Listing brokerage
Listing brokerage on file
Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated Jun 21, 2026.
Location of this listing. Distances are straight-line.
Full neighbourhood intelligence (schools, halal, mosques, transit) is still building for this address.
Buyer-fit signals
Derived from listing data and nearby-amenity proximity. Verify anything that matters to your decision — distances are approximate.