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MLS® W13858982For SaleDetached

25 Howard Ave

Old Oakville, Oakville, Ontario L6J 3Y2

Map

Asking$2,799,999

Bedrooms: 3+2
Bathrooms: 2
Size: 2,000–2,500sq ft
Per sq ft: $1,244at the range’s middle
Lot: 50 x 160 ft
Tax a year: $11,5602025 tax year
Parking: 2none
Days on market: Members

The brief

About 25 Howard Ave

25 Howard Ave is a 3+2-bedroom, 2-bathroom detached house in Old Oakville, Oakville, listed for sale at an asking price of $2,799,999 (MLS® W13858982).

Rare opportunity in coveted Orchard Beach, just steps from Lake Ontario and the waterfront trail. Set on a premium 50 x 160 ft lot, this property comes with completed architectural and engineering drawings and Committee of Adjustment approval for a proposed 3,800 sq ft residence. An exceptional offering for a buyer looking to move forward with confidence, with extensive completed work including floor plan and exterior concepts, colour renderings, arborist report, architectural drawing package, sealed roof truss package, sealed LVL layout, sealed structural engineering package, HVAC design, grading and drainage plan, soil test, and stormwater management report.The existing home was updated in 2024 with electrical improvements, a renovated bathroom, updated flooring, a new kitchen, and new appliances, offering flexibility to live in or hold the property while completing the final permit stage. Zoning and Committee of Adjustment approvals are already in place, with remaining steps in progress. Located a short stroll from downtown Oakville, the lake, and top schools, this is a rare opportunity to secure a prime property with meaningful value already created.

Insights

Condition Score
Good
83/100
3 documented update signals
Source: Listing age, structured features and disclosed update language; not an inspection.
Cashflow Quality
Shortfall
5/100
−$8,038/mo against the cost of owning (20% down, 4.8%, 25 yrs)
Source: Median of 33 detached homes with 5 bedrooms for lease in Oakville right now. Cost of owning counts the mortgage and property tax.

Condition uses listing-record signals, not an inspection.

$2,799,999

Estimated market value

Inquire about this listing

ToKassaundra Dobson, Broker of RecordVALERY REAL ESTATE INC.

Listed by CIREALTY, Brokerage. Kassaundra is not the listing agent.

The home

Key facts

Tax: $11,560 / 2025
MLS® number: W13858982
Board: TRREB MLS®
Property Type: Detached
Days on market
Size: 2000-2500 sqft
Lot Size: 50 x 160 ft
Listed on
Parking: None, 2 Parking

Listing brokerage: CIREALTYData source: TRREB MLS®Information deemed reliable but not guaranteed. Contained information is subject to errors, omissions, and changes without notice. Information should be independently verified.

Property details

Property

Property Type: Detached
Style: 2-Storey
Community: Old Oakville
Municipality: Oakville

Building

Size: 2000-2500 sqft
Construction: Alum Siding

Inside

Bedrooms: 3+2
Bathrooms: 2
Bathroom Details: 1 × 2pc Main, 1 × 3pc 2nd
Basement Type: Full
Kitchens: 1

Parking

Driveway: Private
Garage Type: None
Additional Parking: 2
Total Parking: 2

Utilities

Water: Municipal
Cooling: Central Air
Heating Type: Forced Air

Land

Sewer: Sewers
Frontage: 50 ft
Depth: 160 ft
Lot Size: 50 x 160 ft

Additional

Foundation: Concrete Block
Roof: Asphalt Shingle
Fireplace: Yes
Pool: None
Den: Yes
Family room: Yes
Extras: Fridge, Stove, Dishwasher, Washer, Dryer, All Light Fixtures, All Window Coverings.

Rooms

Room	Size	Features	Level
Kitchen	3.23 × 3.89 m	W/O To Patio, Breakfast Area	Main
Dining	3.51 × 3.89 m	Separate Rm, Window, Parquet Floor	Main
Living	3.78 × 6.83 m	Brick Fireplace, Picture Window, Parquet Floor	Main
Family	2.67 × 5.56 m	O/Looks Dining, O/Looks Frontyard	Main
Den	2.9 × 2.97 m	Picture Window, O/Looks Backyard	Main
Bathroom	1.22 × 1.7 m	2 Pc Bath	Main
Primary	3.91 × 4.34 m	Closet, Vinyl Floor, Window	2nd
Bathroom	2.41 × 2.82 m	3 Pc Bath	2nd
2nd Br	3.76 × 4.34 m	Closet, Vinyl Floor	2nd
3rd Br	2.77 × 3.38 m	W/I Closet, Vinyl Floor	2nd
Laundry	3.56 × 6.65 m	Concrete Floor	Lower

Listing history

Buy/sell history for 25 Howard Ave, Oakville, 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	$2,799,999	N/A	Sc	W13858982

Members see the full history. Prices are hidden from signed-out visitors.

The numbers

Mortgage Calculator

Plan with the current asking price

Asking price Fixed

Interest rate

Mortgage term

Amortization

Down payment20% · $560,000

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: $560,000
Total mortgage amount: $2,239,999
Total interest payment: $1,592,501
Total purchase cost: $4,392,500
Mortgage payment: $12,775/mo

Cash Flow Analysis

If you rented this home out at 20% down

Mortgage paymentProperty tax (monthly)Rental incomeMaintenance cost

Break-even down payment

70%

Monthly carrying cost

$13,738

−$8,038per month

Rent $5,700
Shortfall $8,038

Rental income opens at $5,700, the median asking rent of 33 comparable homes for lease in Oakville. 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: $56,475
Total land transfer tax: $56,475
First-time buyer rebates (Ontario up to $4,000): −$4,000
Total for first-time buyers: $52,475

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 $2,000,000: $32,000
2.5% from $2,000,000 to $2,799,999: $20,000
Ontario total: $56,475

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: 8,000 sq ft743 m²
Street frontage: 50 ft15.2 m
Depth: 160 ft48.8 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.

Land and environment

Public records about this location. Not part of the MLS® listing and not provided by the listing brokerage.

11 records · 4 on fileRead 2026-11-05

On record Checked, none on record

Water and conservation2

No mapped wetland within 120 m120 m
No water-supply well recorded within 250 m9 test or monitoring holes also recorded.250 m

Province of Ontario open data

Planning and building activity1

Outside the Greenbelt, Oak Ridges Moraine and Niagara Escarpment plan areasAt the address

Province of Ontario open data

Around the home1

A trail on the Ontario trail network within 1 km1 km

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 Dana Canada Corporation — Dana Oakville Kerr, 2.8 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 Oakville Hydro Electricity Distribution Inc.At the address
Wired internet 50/10 Mbps or faster is listed at this locationFixed wireless 50/10 Mbps or faster. LTE mobile coverage listed. ISED’s National Broadband Data at the nearest household point (20 m from the listing); 50/10 Mbps is its top category and includes faster plans. Confirm with a provider for this address.At the address
Across the surrounding area: fibre to the home, cable, DSL internet listedFibre to the home: Bell, Cogeco Connexion. Cable: Cogeco Connexion. DSL: Bell. Fixed wireless: Bell, Rogers, SkyChoice Communications. 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, Conservation Haltonor the record’s publisher.

Contains information licensed under the Open Government Licence – Canada. Contains information licensed under the Open Government Licence – Ontario.

The market

Detached homes for sale in Old Oakville right now

For sale now: 27
Median asking price: $4.1M
New in 7 days: 2
Price cuts: 19%

This home is asking 32% below the median.

See all homes in Old Oakville

Asking 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

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The street

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Transit nearby

Station	Lines	Distance
Oakville GO	GO Transit train: Lakeshore West	2.1 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
New Central Public SchoolHalton DSB	Public · grades JK–6	450 m	90%Grade 6 average
St. Vincent Catholic Elementary SchoolHalton CDSB	Catholic · grades JK–8	1.6 km	76%Grade 6 average
E J James Public SchoolHalton DSB	Public · grades 1–8 · French Immersion	1.8 km	93%Grade 6 average
ÉÉC Sainte-Marie-OakvilleConseil scolaire catholique MonAvenir	French-language Catholic · grades JK–8	2.6 km	91%Grade 6 average

Secondary	Type	Distance	Grade 9 math 2024–25
Oakville Trafalgar High SchoolHalton DSB	Public · grades 9–12 · French Immersion	2.4 km	86%Grade 9 math
St. Thomas Aquinas Catholic Secondary SchoolHalton CDSB	Catholic · grades 9–12	2.5 km	72%Grade 9 math
White Oaks Secondary SchoolHalton DSB	Public · grades 9–12	3.8 km	81%Grade 9 math
École secondaire Gaétan GervaisConseil scolaire Viamonde	French-language public · grades 9–12	4 km	85%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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