What I'd check before seeing this 2,488 sqft walkout in Nolan Hill

Overall Verdict

7.7/10

💰

Price

7.4/10

📍

Location

7.8/10

🏠

Layout

8.1/10

✨

Finishes

7.6/10

🌳

Lot

7.2/10

🚪

Curb

7.9/10

📈

Future

8.4/10

My read

This is one of the larger detached homes you'll find in Nolan Hill right now, 2,488 sqft above grade plus a fully finished walkout basement with a self-contained illegal suite, and it's been kept by one owner since 2014. For a family that needs five bedrooms, 3.5 baths, upper-floor laundry, a bonus room with skylight, and income potential or in-law space below, there aren't many boxes left unchecked here.

What I'd pay

$820,000

Looking at the active comp set, 39 Nolanfield Crescent is asking $850,000 at 2,066 sqft with four beds, and sold detached homes on Nolanshire and nearby Nolancrest streets in the mid-$700s to low-$800s range over the past several months at lower square footages. A buyer thinking about value on a home like this would weigh the extra above-grade size and the finished walkout suite against the current average 49-day absorption pace in the neighbourhood, which gives a little more room to work with than it would in a seller's market.

The play

If this home is on your shortlist, I'd prioritize getting into it in person to confirm the basement suite permit status and to see the kitchen and primary ensuite finishes up close, since those are the two rooms that most affect daily life at this price point. With average days on market sitting at 49 in Nolan Hill right now, you have a bit of breathing room to do that homework properly before deciding on an approach, but the NW overall is still the tightest quadrant in the city, so don't sit on it too long once you've made up your mind.