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Reduced $189,001 (9%) from $2,189,000
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407 Patterson Boulevard SW
Beds
5
Baths
5 full + 1 half
Sqft
3,672
Year
2025
Type
Single Family
On market
143d
An exceptional New home in Patterson Heights. A custom luxury home offers over 5,000 sq. ft. of thoughtfully designed living, high-end finishes and a comfortable, elegant layout. A welcoming grand foyer with a full-height custom closet. An OVERSIZED DOUBLE GARAGE, complete with EV charging, gas heater rough-in. A full bathroom with quartz counter and a floor-to-ceiling glass shower adjacent to the bedroom. One of the home’s most desirable features is its REVERSE WALK-OUT design. The lower level sits above grade, bringing in natural light and offering direct access to the outside, making it feel open, bright, and highly usable for entertaining, extended stays, or everyday living without the feel of a typical basement. The living area is centered around a custom feature wall unit with integrated LED lighting. A dedicated office or fitness space. A sculptural open-riser staircase is paired with a PRIVATE IN-HOME ELEVATOR, providing a smooth and convenient way to move between all three levels. Throughout the home, engineered hardwood flooring, 10-foot ceilings which create a sense of space and elegance. The second level balances openness with defined living spaces. A bright flex area, ideal for a home office, reading space, or additional lounge, with large windows and plenty of natural light. The dining area is anchored by an elegant wall unit, while the family room offers a coffered ceiling, statement fireplace, and custom detailing. Large sliding doors extend the space outward to an east-facing balcony.The kitchen is designed to impress without sacrificing function, featuring a quartz waterfall island, with extra storage, clean-lined cabinetry, and high-end stainless steel appliances. A separate spice kitchen keeps everything organized for larger gatherings, while a bright breakfast nook adds a more casual, everyday touch. Outdoors, the setting is a true highlight, a rear patio with a gas line, ready for summer evenings and entertaining, overlooking a fully finished, spacious, private backyard that backs onto green space, perfect for relaxing, hosting, or simply enjoying the natural surroundings and wildlife visitors. Upstairs, the home shifts into a more private, retreat-like feel. The primary suite offers its own balcony, a beverage station, and a spa-inspired en-suite with in-floor heating, a freestanding tub, and a glass steam shower with built-in seating. Additional 2 bedrooms are well-appointed, including a Jack & Jill bathroom a 4th bedroom with it;s own en-suite and walk-in closet. A finished laundry room and a bonus room with downtown views complete the upper level. Additional features include under-slab basement heating rough-in, a 75-gallon hot water tank, dual high-efficiency furnaces, dual A/C units. Don't miss the opportunity to own this gorgeous home! (id:65958)
Basement
| Room | Dimensions | Features |
|---|---|---|
| Family room | 21.83 Ft x 13.17 Ft | |
| Other | 14.92 Ft x 13.33 Ft | |
| Bedroom | 10.67 Ft x 13.42 Ft | |
| 3pc Bathroom | 5.00 Ft x 9.08 Ft | |
| Exercise room | 13.00 Ft x 10.08 Ft |
Main level
| Room | Dimensions | Features |
|---|---|---|
| Den | 11.83 Ft x 10.42 Ft | |
| Dining room | 12.92 Ft x 21.08 Ft | |
| Other | 11.00 Ft x 7.08 Ft | |
| Living room | 19.00 Ft x 21.08 Ft | |
| Kitchen | 16.33 Ft x 17.75 Ft | |
| Other | 8.67 Ft x 10.50 Ft | |
| 2pc Bathroom | 6.42 Ft x 6.67 Ft |
Third level
| Room | Dimensions | Features |
|---|---|---|
| Primary Bedroom | 19.33 Ft x 15.75 Ft | |
| 5pc Bathroom | 15.83 Ft x 10.67 Ft | |
| Bedroom | 10.92 Ft x 14.08 Ft | |
| 4pc Bathroom | 7.75 Ft x 10.25 Ft | |
| Bedroom | 13.00 Ft x 11.92 Ft | |
| 4pc Bathroom | 4.92 Ft x 8.92 Ft | |
| Bedroom | 14.83 Ft x 15.50 Ft | |
| Bonus Room | 11.75 Ft x 17.50 Ft | |
| Other | 7.08 Ft x 12.50 Ft | |
| Laundry room | 7.17 Ft x 7.83 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
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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
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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).
Cash on cash
-0.61%
Cap rate
4.74%
GRM
13.9
Break-even rent
$12,214
Financing
Operating expenses (monthly)
Save this analysis — go Pro (free)
Approximation only. Actual cash flow depends on financing terms, condition reports, current market rents, property tax assessment, condo fees, and tenant quality. Defaults: 4.5% rate, 30-year amortization, 5% vacancy, 1%/yr maintenance, 0.5%/yr CapEx reserve, $80/mo insurance. Property tax estimated at 0.55%/yr where not provided. Talk to a mortgage broker before relying on these numbers.
Rough ballpark only. Pick a down-payment option, then tap any underlined number below to plug in your real numbers — tax, condo fee, insurance, utilities. Total updates live. Confirm with a mortgage broker before writing an offer.
Cost lines (tax, condo, insurance, utilities) are editable inline above. These two control the mortgage payment math.
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. Suite rental income depends on permits, market rent, and vacancy — confirm with a property manager. Always validate your scenario with a mortgage broker and your insurance provider 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 8, 2026.
Buyer-fit signals
Derived from listing data and nearby-amenity proximity. Verify anything that matters to your decision — distances are approximate.
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