28 Holbrook Rd
Westcliffe, Hamilton, Ontario L9C 2H2
- Bedrooms
- 3+2
- Bathrooms
- 3
- Size
- 1,100–1,500sq ft
- Per sq ft
- $631at the range’s middle
- Lot
- 50 x 100 ft
- Tax a year
- $6,3692026 tax year
- Parking
- 51 attached
- Days on market
- Members
The brief
About 28 Holbrook Rd
28 Holbrook Rd is a 3+2-bedroom, 3-bathroom detached house in Westcliffe, Hamilton, listed for sale at an asking price of $819,999 (MLS® X14139630).
Welcome to 28 Holbrook Road, Hamilton, a beautifully remodelled detached bungalow nestled on a quiet cul-de-sac in the desirable Westcliffe Mountain neighbourhood. Offering a legal two-unit dwelling with two self-contained living spaces, this exceptional property combines comfortable living with exciting income-generating potential.Step inside to discover a freshly painted home with a welcoming atmosphere. The main floor features 3 spacious bedrooms, a modern kitchen, a bright living and dining area wood fireplace, a double-sink bathroom, and a huge deck-perfect for family gatherings, summer barbecues, and relaxing outdoors. The thoughtfully designed lower-level unit offers a separate entrance, 2 bedrooms, 1 full bathroom, a kitchen and dining area, and a generously sized recreation room with an ensuite bathroom, providing excellent flexibility for rental income or extended family living.Why settle for one living space when you can enjoy two? First-time buyers can explore the opportunity to live in one unit while renting the other to help offset housing expenses.Investors can benefit from the flexibility of a two-unit property, while extended families can enjoy additional space and privacy under one roof.Additional features include gutter covers for reduced routine gutter maintenance, a double driveway, and ample parking. Located close to schools, parks, shopping, public transit, and everyday amenities, this home offers a compelling combination of convenience, versatility, and long-term potential.Whether you're looking to take your first step into homeownership, expand your investment portfolio, or accommodate a growing family, this versatile Hamilton property deserves a place at the top of your list!
Insights
Condition Score
Good68/1006 condition-related facts documented
Source: Listing age, structured features and disclosed update language; not an inspection.
Cashflow Quality
Near break-even50/100−$422/mo against the cost of owning (20% down, 4.8%, 25 yrs)
Source: Median of 21 detached homes with 5 bedrooms for lease in Hamilton right now. Cost of owning counts the mortgage and property tax.
Condition uses listing-record signals, not an inspection.
The home
Key facts
- Tax
- $6,369 / 2026
- MLS® number
- X14139630
- Board
- TRREB MLS®
- Property Type
- Detached
- Days on market
- Size
- 1100-1500 sqft
- Lot Size
- 50 x 100 ft
- Listed on
- Parking
- 1 Attached, 5 Parking
Property details
Property
- Property Type
- Detached
- Style
- Bungalow
- Community
- Westcliffe
- Municipality
- Hamilton
Building
- Size
- 1100-1500 sqft
- Construction
- Brick
Inside
- Bedrooms
- 3+2
- Bathrooms
- 3
- Bathroom Details
- 1 × 5pc Ground, 1 × 4pc Bsmt, 1 × 4pc Bsmt
- Basement Type
- Apartment
- Kitchens
- 1
Parking
- Driveway
- Available, Front Yard
- Garage Type
- Attached
- Garage
- 1
- Additional Parking
- 4
- Total Parking
- 5
Utilities
- Water
- Municipal
- Cooling
- Central Air
- Heating Type
- Forced Air
Land
- Sewer
- Sewers
- Frontage
- 50 ft
- Depth
- 100 ft
- Lot Size
- 50 x 100 ft
Additional
- Foundation
- Brick, Concrete, Concrete Block
- Roof
- Asphalt Shingle
- Fireplace
- Yes
- Pool
- None
- Den
- No
- Family room
- No
- Extras
- SS appliances 1 gas/1 elec range/vents, 2 SS fridges, 1 dishwasher. Washer/dryer. High efficiency furnace. C02 detectors/sprinkler. Fully insulated sound barrier. Leaf guard/roof vents 2022. Basement all new windows 2019. Best residential area.
Rooms
| Room | Size | Features | Level |
|---|---|---|---|
| Living | 3.72 × 6.74 m | Brick Fireplace, hardwood floor, O/Looks Backyard | Ground |
| Foyer | 2.13 × 3.44 m | Mirrored Closet, Tile Floor, O/Looks Living | Ground |
| Primary | 4.08 × 3.54 m | hardwood floor, His/Hers Closets, O/Looks Frontyard | Ground |
| 2nd Br | 2.83 × 3.44 m | hardwood floor, Mirrored Closet, O/Looks Frontyard | Ground |
| 3rd Br | 3.08 × 2.17 m | hardwood floor, Mirrored Closet, Bay Window | Ground |
| Kitchen | 7.07 × 3.08 m | Breakfast Area, Tile Floor, L-Shaped Room | Ground |
| Bathroom | 1.82 × 3.54 m | 5 Pc Bath, Tile Floor | Ground |
| Kitchen | 3.96 × 5.27 m | Combined W/Dining, Large Window, Tile Floor | Bsmt |
| Primary | 3.96 × 5.27 m | Laminate, Large Window, Mirrored Closet | Bsmt |
| 2nd Br | 3.69 × 2.78 m | Laminate, Mirrored Closet, Pot Lights | Bsmt |
| Living | 3.6 × 7.41 m | 4 Pc Ensuite, Laminate, Pot Lights | Bsmt |
| Bathroom | 2.16 × 1.52 m | 4 Pc Bath, Tile Floor | Bsmt |
Listing history
Buy/sell history for 28 Holbrook Rd, Hamilton, Ontario
Sale history on this site covers the last 2 years, the window permitted under the TRREB MLS® VOW agreement.
| Date Start | Date End | List Price | Price | Event | Listing ID |
|---|---|---|---|---|---|
| Date StartN/A | N/A | $819,999 | N/A | For Sale | X14139630 |
Members see the full history. Prices are hidden from signed-out visitors.
The numbers
Mortgage Calculator
Plan with the current asking price
CMHC insurance: not required at 20% down. Payments use Canadian semi-annual compounding.
Mortgage Details
4.8% · 5-year term · 25-year amortization · 20% down
- Total down payment
- $164,000
- Total mortgage amount
- $655,999
- Total interest payment
- $466,301
- Total purchase cost
- $1,286,300
- Mortgage payment
- $3,741/mo
Cash Flow Analysis
If you rented this home out at 20% down
Break-even down payment
29%Monthly carrying cost
$4,272- Rent $3,850
- Shortfall $422
Rental income opens at $3,850, the median asking rent of 21 comparable homes for lease in Hamilton. Type over it with the rent you expect. This is a planning tool, not advice.
Land transfer tax on this home
- Ontario land transfer tax
- $12,875
- Total land transfer tax
- $12,875
- First-time buyer rebates (Ontario up to $4,000)
- −$4,000
- Total for first-time buyers
- $8,875
See how this is worked out
- 0.5% on the first $55,000
- $275
- 1.0% from $55,000 to $250,000
- $1,950
- 1.5% from $250,000 to $400,000
- $2,250
- 2.0% from $400,000 to $819,999
- $8,400
- Ontario total
- $12,875
An estimate at the asking price, for a home with one or two single-family residences. Your lawyer confirms the exact amount.
Estimate
Estimated value requires sign in
Market estimates use sold comparables and are available after you sign in and accept MLS® VOW terms.
The estimate is an automated value built from public and MLS® data. It is not an appraisal; ask Kassaundra Dobson, Broker of Record for a full comparative market analysis.
Comparable sales
Comparable sales require sign in
Closing prices and sold comps are available to registered visitors who accept MLS® VOW terms on this site.
The land
Lot
- Lot area
- 5,000 sq ft465 m²
- Street frontage
- 50 ft15.2 m
- Depth
- 100 ft30.5 m
The area is the frontage multiplied by the depth, so boundaries are approximate. Confirm with a survey before you buy.
Source: the MLS® listing record, measured by MPAC.
Land and environment
Public records about this location. Not part of the MLS® listing and not provided by the listing brokerage.
Water and conservation4
- No mapped wetland within 120 m120 m
- 1 water-supply well recorded within 250 mIt was drilled for domestic use. From Ontario’s well records; locations can be approximate. The records do not show how this home gets its water. Wells nearby typically go down about 9.1 m.250 m
- Groundwater recorded about 3 m below ground nearbyThe middle water level in the well records within 500 m (11 records). It changes with the season and from spot to spot.500 m
- Bedrock about 3 m down nearbyThe middle depth to bedrock in the well records within 500 m.500 m
Province of Ontario open data
Planning and building activity2
- Outside the Greenbelt, Oak Ridges Moraine and Niagara Escarpment plan areasAt the address
- Nearest airport: 6.0 km6 km
Province of Ontario open data
Around the home2
- Transit stop within 400 mFrom the transit agency’s published stop map; the nearest is 120 m away. Routes and stops change; check the agency’s schedule.400 m
- A trail on the Ontario trail network within 1 km1 km
Municipal transit open data · Province of Ontario open data
Environmental records4
- No licensed pit or quarry within 2 km2 km
- No recorded oil, gas or salt well within 250 m250 m
- No facility within 1 km reports pollutant releases to Environment CanadaThe nearest is Longwood Energy Corporation — MIP BEAM Energy Centre, 2.3 km away. Only facilities above the inventory’s reporting thresholds are listed.1 km
- No federal contaminated site within 1 kmThe federal inventory covers federal land only; it says nothing about provincial or private sites.1 km
Province of Ontario open data · Government of Canada open data
Power and internet3
- Electricity is distributed here by Alectra Utilities CorporationAt the address
- Wired internet 50/10 Mbps or faster is listed at a household 40 m awayFixed wireless 50/10 Mbps or faster. LTE mobile coverage listed. ISED’s National Broadband Data at the nearest household point (40 m from the listing); 50/10 Mbps is its top category and includes faster plans. Confirm with a provider for this address.40 m
- Across the surrounding area: fibre to the home, cable, DSL internet listedFibre to the home: Bell, NFTC, Rogers. Cable: Cogeco Connexion, Rogers. DSL: Bell. Fixed wireless: Bell, Rogers, SkyChoice Communications, Xplore. Mobile: Bell, Freedom Mobile, Rogers, Telus. Satellite: Xplore. ISED’s list for the surrounding ~25 km² area; check with a provider for this address.Area-wide
Ontario Energy Board · Innovation, Science and Economic Development Canada
Each record is placed at the distance its own line states. None of it is an inspection of the property. Confirm anything that matters to you with the municipality, Hamilton Conservation Authorityor the record’s publisher.
Contains information licensed under the Open Government Licence – Canada. Contains information licensed under the Open Government Licence – Ontario. Contains public sector Data made available under the City of Hamilton's Open Data Licence
The market
Detached homes for sale in Westcliffe right now
- For sale now
- 16
- Median asking price
- $789K
- New in 7 days
- 2
- Price cuts
- 19%
Middle half: $669K to $916K
10 in 28 days
3 listings
This home is asking 4% above the median.
See all homes in WestcliffeAsking prices and counts of the MLS® listings on this site as of today. Asking figures only, never sold or leased prices.
Market area · filters apply to the charts below
The street
Map and tour
Transit nearby
| Station | Lines | Distance |
|---|---|---|
| Hamilton GO Centre | GO Transit train: Lakeshore West | 4 km |
The nearest subway, light rail, train, bus rapid transit stations 5 km, as the crow flies. Source: GO Transit schedule data (GTFS) from Metrolinx under the Open Government Licence – Ontario – Metrolinx, downloaded October 18, 2026. Data used in this product or service is provided with the permission of Metrolinx. Metrolinx makes no representations or warranties of any kind, express or implied, with respect to the Data and assumes no responsibility for the accuracy or currency of the data used in this product or service. Contains information licensed under the Open Government Licence – Ontario – Metrolinx.
Schools nearby
| Elementary | Type | Distance | EQAO average 2024–25 |
|---|---|---|---|
| Holbrook Junior Public SchoolHamilton-Wentworth DSB | Public · grades JK–6 | 200 m | 82%Grade 6 average |
| Regina Mundi Catholic Elementary SchoolHamilton-Wentworth CDSB | Catholic · grades JK–8 | 300 m | 69%Grade 6 average |
| Chedoke Middle SchoolHamilton-Wentworth DSB | Public · grades JK–8 | 600 m | 69%Grade 6 average |
| ÉÉC Monseigneur-de-LavalConseil scolaire catholique MonAvenir | French-language Catholic · grades JK–8 | 1.7 km | 69%Grade 6 average |
| Secondary | Type | Distance | Grade 9 math 2024–25 |
|---|---|---|---|
| Sir Allan MacNab Secondary SchoolHamilton-Wentworth DSB | Public · grades 9–12 | 1 km | 38%Grade 9 math |
| Westmount Secondary SchoolHamilton-Wentworth DSB | Public · grades 9–12 | 1.7 km | 66%Grade 9 math |
| St. Mary Catholic Secondary SchoolHamilton-Wentworth CDSB | Catholic · grades 9–12 | 2.3 km | 69%Grade 9 math |
| École secondaire Georges-P-VanierConseil scolaire Viamonde | French-language public · grades 9–12 | 3.7 km | 73%Grade 9 math |
EQAO: share of students at or above the provincial standard, 2024–25 (Ontario open data). These are the schools nearest this home, not the schools it is assigned to: boundaries change, and some schools take students by application. Confirm with the board before you buy. Contains information licensed under the Open Government Licence – Ontario.
The verdict
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