9 Field Road - Comparable Market Analysis

Comparable Market Analysis 9 Field Road. Ancaster, ON

Dear Zev & Leslie, In response to your request for an evaluation, as a practicing real estate salesperson I am establishing Market Value for Listing purposes.

Value is established, for the property at 9 Field Road. as of this dated letter.

Date: October 23, 2023

Market Value: $1,400,000 (+/- 5%)

There are limiting conditions and assumptions connected with this evaluation done by the herein sales representative: -

It is assumed any MLS® data used is reliable and correct The client will not circulate or expose information provided herein without prior approval of the writer Any update expected must be requested in writing If the herein sales representative is required in a court of law, in relation to this evaluation, the court cost will be $350 per hour.

Please find enclosed some general information about the process of selling real estate. If you have any other questions about preparing your home to ensure that you get the top price the market will bring in, please feel free to contact me. I look forward to helping you with all of your real estate needs and ensuring that you get the best price and terms on the sale of your property!

Sincerely,

Mike Heddle, Hon. B. Comm.

Broker Heddle Real Estate | Team Leader Royal LePage State Realty, Brokerage P. (905) 574-7441 F. (905) 662-2227

www.LiveInHamilton.ca

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Brief Summary of Comparable Properties A brief summary of the subject and comparable properties in this market analysis .

Status: Active Sub Type

SqFt Tot

Freehold

2,729

4

2/0

9 VICTORIA Street

H4176333 Freehold

3,558

3

122 Melville Street

H4175405 Freehold

2,467

998 SULPHUR SPRINGS Road

H4175042 Freehold

30 SOUTH Street

Address

MLS#

Beds Baths

L/S Price

Status Dt

DOM

2/0

$2,800,000

10/5/23

13

4

2/2

$1,850,000

9/26/23

27

3,000

5

2/1

$2,495,000

9/19/23

34

40488760 Freehold

4,600

6

3/2

$2,999,000

9/21/23

32

78 Mercer Street

H4174992 Freehold

1,910

3

2/0

$1,245,000

9/26/23

27

704 OLD DUNDAS Road

H4174615 Freehold

2,116

3

2/0

$2,199,999

9/18/23

35

496 Wilson Street

H4173570 Freehold

6,965

6

4/1

$2,799,900

9/7/23

46

74 Academy Street

H4173268 Freehold

2,125

3

1/2

$1,299,900

9/12/23

41

2509 DUNMARK Road

40470631 Freehold

2,717

5

2/0

$2,999,997

8/17/23

67

Average

3,273

4

2/1

$2,298,755

Sub Type

SqFt Tot

Freehold

2,729

4

2/0

H4175584 Freehold

1,878

3

H4171390 Freehold

3,825

5

46 PEEL Street

H4170627 Freehold

940

360 BOOK Road

H4168061 Freehold

242 Melville Street

9 Field Road

36

Status: Sold Address

MLS#

Beds Baths

L/S Price

Status Dt

DOM

2/0

$1,413,000

10/5/23

7

2/1

$1,810,000

9/2/23

22

2

1/0

$675,000

8/12/23

10

2,202

5

1/1

$1,225,000

7/18/23

14

H4164012 Freehold

1,725

4

2/0

$1,215,000

6/20/23

6

H4163644 Freehold

2,700

3

2/1

$1,390,000

5/24/23

1

54 PARK Street

H4163603 Freehold

1,300

3

1/0

$806,000

6/6/23

4

3513 JERSEYVILLE Road

H4162845 Freehold

1,931

3

2/1

$1,351,300

5/15/23

7

2301 WILSON Street

40397524 Freehold

2,772

4

2/0

$774,000

6/20/23

76

Average

2,141

4

2/1

$1,184,367

9 Field Road 1033 MINERAL SPRINGS Road 6 WOODWARD Avenue

6 Sunnyridge Road

16

Summary Status

Total

Avg Price

Active

9

$2,298,755

Sold

9

Total Total - Adjusted

Median

Low

High

Avg DOM

$758.88

$2,495,000

$1,245,000

$2,999,997

36

$1,184,367

$590.91

$1,225,000

$675,000

$1,810,000

16

18

$1,741,561

$674.89

$1,401,500

$675,000

$2,999,997

26

18

$1,743,053

$765.63

$1,569,025

$758,950

$2,964,197

26

Researched and prepared

by Michael Heddle Royal LePage State Realty

Avg $ Per Sq.Ft.

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Price Adjustments The subject property vs comparable properties.

9 Field Road MLS#® List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth

10/6/2023

9 VICTORIA Street

122 Melville Street

H4176333

H4175405

10/05/2023 09/26/2023 $2,800,000 $1,850,000 Active Active Residential Residential Freehold Freehold Sale Sale Hamilton Hamilton Dundas (41) Dundas (41) Coote's Paradise (411) Coote's Paradise (411) 3 40,000 4 2.00 2.20 -30,000 8 8 Full - Unfinished - Separate Entrance, Walk-Up Full - Unfinished - Walk-Out, Walk-Up 4 2

Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 4 2.0 9 Partial Basement 11 2 spaces / Detached 0.50 - 1.99 2,729 99 0.50 - 1.99 $6,583

3,558 100.00 x 300.00 1880 / 100+ Years $8,501

-290,150 2,467 47.17/-1910 / 100+ Years $5,981

Gas Forced Air - / Central Air 2 Storey

Gas Forced Air

Gas Hot Water

2 Storey

2 1/2 Storey

Partially Finished 99.00 247.50

Unfinished

Unfinished

100.00 300.00

47.17

Total Adjustments

$2,800,000 $-250,150

$1,850,000 $61,700

Adjusted Price

$2,549,850

$1,911,700

Price

Researched and prepared

by Michael Heddle Royal LePage State Realty

91,700

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Price Adjustments The subject property vs comparable properties.

9 Field Road MLS#® List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth

10/6/2023

998 SULPHUR SPRINGS Road

30 SOUTH Street

H4175042

40488760

09/19/2023 09/21/2023 $2,495,000 $2,999,000 Active Active Residential Residential Freehold Freehold Sale Sale Hamilton Hamilton Ancaster (42) Dundas (41) Ancaster Heights / Mohawk Meadows / Maywood Pleasant Valley (422) (414) 5 -40,000 6 -80,000 2.10 -15,000 5.00 -120,000 9 20 Full - Unfinished Partial Basement - Unfinished 22 8

Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 4 2.0 9 Partial Basement 11 2 spaces / Detached 0.50 - 1.99 2,729 99 0.50 - 1.99 $6,583

3,000 0.00 x 0.00 - / 100+ Years $4,935

1.280 -94,850 4,600 193.00 x 329.00 1847 / 100+ Years $9,736 1

-654,850

Gas Forced Air - / Central Air 2 Storey

Gas Forced Air 2 Storey

Water Radiators, Other (see Remarks) No / None 2 Storey

Partially Finished 99.00 247.50

Unfinished

Unfinished

0 0

193.00 329.00

Total Adjustments

$2,495,000 $-149,850

$2,999,000 $-854,850

Adjusted Price

$2,345,150

$2,144,150

Price

Researched and prepared

by Michael Heddle Royal LePage State Realty

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Price Adjustments The subject property vs comparable properties.

9 Field Road MLS#® List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth

10/6/2023

Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 4 2.0 9 Partial Basement 11 2 spaces / Detached 0.50 - 1.99 2,729 99 0.50 - 1.99 $6,583

78 Mercer Street

704 OLD DUNDAS Road

H4174992

H4174615

09/26/2023 $1,245,000 Active Residential Freehold Sale Hamilton Dundas (41) Governor's Rd (410) 3 40,000 2.00 7 Full - Partially Finished - Walk-Out 2

09/18/2023 $2,199,999 Active Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 3 2.00 5 Full - Unfinished 4

1,910 66.73 x 132.55 - / 100+ Years $5,018

286,650 2,116 123.00/-1907 / 100+ Years $7,620

Gas Forced Air - / Central Air 2 Storey

Gas Forced Air

Propane Forced Air

2 Storey

2 Storey

Partially Finished 99.00 247.50

Partially Finished

Unfinished

66.73 132.55

123.00

214,550

Total Adjustments

$1,245,000 $326,650

$2,199,999 $254,550

Adjusted Price

$1,571,650

$2,454,549

Price

Researched and prepared

by Michael Heddle Royal LePage State Realty

40,000

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Price Adjustments The subject property vs comparable properties.

9 Field Road MLS#® List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth

10/6/2023

496 Wilson Street

74 Academy Street

H4173570

H4173268

09/07/2023 09/12/2023 $2,799,900 $1,299,900 Active Active Residential Residential Freehold Freehold Sale Sale Hamilton Hamilton Ancaster (42) Ancaster (42) Ancaster Heights / Mohawk Meadows / Maywood Ancaster Heights (422) / Mohawk Meadows / May 6 -80,000 3 40,000 4.10 -95,000 1.20 10,000 10 8 Partial Basement - Unfinished Partial Basement - Unfinished - Walk-Up 10 5

Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 4 2.0 9 Partial Basement 11 2 spaces / Detached 0.50 - 1.99 2,729 99 0.50 - 1.99 $6,583

6,965 139.49 x 370.60 1920 / 100+ Years $11,583

-1,482,600 2,125 95.00 x 235.00 - / 100+ Years $4,777

Gas Forced Air - / Central Air 2 Storey

Gas Forced Air, Radiant

Gas Forced Air

2 1/2 Storey

2 Storey

Partially Finished 99.00 247.50

Unfinished

Unfinished

139.49 370.60

95.00 235.00

Total Adjustments

$2,799,900 $-1,657,600

$1,299,900 $261,400

Adjusted Price

$1,142,300

$1,561,300

Price

Researched and prepared

by Michael Heddle Royal LePage State Realty

211,400

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Price Adjustments The subject property vs comparable properties.

9 Field Road MLS#® List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth

10/6/2023

Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 4 2.0 9 Partial Basement 11 2 spaces / Detached

2509 DUNMARK Road

1033 MINERAL SPRINGS Road

40470631

H4175584

08/17/2023 $2,999,997 Active Residential Freehold Sale Hamilton Ancaster (42) Southcote / Duff's Cors (428) 5 -40,000 2.00 12 Partial Basement - Unfinished 21

09/28/2023 $1,299,850 Sold Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 3 40,000 2.00 6 Partial Basement - Unfinished 7

0.50 - 1.99 2,729 99 0.50 - 1.99 $6,583

82.500 2,717 1,292.00 x 0.00 1850 / 100+ Years $3,578

Gas Forced Air - / Central Air 2 Storey

Gas Forced Air Yes / Central Air 2 Storey

Propane Forced Air

Partially Finished 99.00 247.50

Unfinished

Unfinished

1,292.00 0

18.01 171.10

297,850

2 Storey 11/20/2023 $1,413,000

Total Adjustments

$2,999,997 $-35,800

$1,413,000 $337,850

Adjusted Price

$2,964,197

$1,750,850

Price

Researched and prepared

by Michael Heddle Royal LePage State Realty

4,200 1,878 18.01 x 171.10 - / 100+ Years $4,178

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Price Adjustments The subject property vs comparable properties.

9 Field Road MLS#® List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth

10/6/2023

Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 4 2.0 9 Partial Basement 11 2 spaces / Detached 0.50 - 1.99 2,729 99 0.50 - 1.99 $6,583

6 WOODWARD Avenue

46 PEEL Street

H4171390

H4170627

08/11/2023 $1,800,888 Sold Residential Freehold Sale Hamilton Dundas (41) Pleasant Valley (414) 5 2.10 11 Full - Unfinished 8

08/02/2023 $649,900 Sold Residential Freehold Sale Hamilton Dundas (41) Coote's Paradise (411) -40,000 2 80,000 -15,000 1.00 40,000 4 Partial Basement - Unfinished 5

3,825 136.79 x 189.00 1822 / 100+ Years $10,085

-383,600 940 41.00 x 120.00 1890 / 100+ Years $3,538

Gas Forced Air - / Central Air 2 Storey

Gas, Other (see Remarks) Forced Air, Radiant, Hot Water

Gas Forced Air

2 Storey 11/30/2023 $1,810,000

2 Storey 10/05/2023 $675,000

Partially Finished 99.00 247.50

Unfinished

Unfinished

136.79 189.00

41.00 120.00

Total Adjustments

$1,810,000 $-438,600

$675,000 $746,150

Adjusted Price

$1,371,400

$1,421,150

Price

Researched and prepared

by Michael Heddle Royal LePage State Realty

626,150

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Price Adjustments The subject property vs comparable properties.

9 Field Road MLS#® List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth

10/6/2023

360 BOOK Road

242 Melville Street

H4168061

H4164012

07/04/2023 06/14/2023 $1,199,900 $1,199,000 Sold Sold Residential Residential Freehold Freehold Sale Sale Hamilton Hamilton Ancaster (42) Dundas (41) Southcote / Duff's Cors (428) Coote's Paradise (411) 5 -40,000 4 1.10 25,000 2.00 10 11 Full - Unfinished - Walk-Up Full - Partially Finished 22 2

Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 4 2.0 9 Partial Basement 11 2 spaces / Detached 0.50 - 1.99 2,729 99 0.50 - 1.99 $6,583

2,202 200.43 x 178.39 1850 / 100+ Years $5,593

184,450 1,725 66.74 x 120.24 - / 100+ Years $6,306

Gas Forced Air - / Central Air 2 Storey

Gas Forced Air

Gas Forced Air

2 Storey 10/31/2023 $1,225,000

2 Storey 09/01/2023 $1,215,000

Partially Finished 99.00 247.50

Unfinished

Partially Finished

200.43 178.39

66.74 120.24

Total Adjustments

$1,225,000 $169,450

$1,215,000 $351,400

Adjusted Price

$1,394,450

$1,566,400

Price

Researched and prepared

by Michael Heddle Royal LePage State Realty

351,400

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Price Adjustments The subject property vs comparable properties.

9 Field Road MLS#® List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth

10/6/2023

Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 4 2.0 9 Partial Basement 11 2 spaces / Detached 0.50 - 1.99 2,729 99 0.50 - 1.99 $6,583

6 Sunnyridge Road

54 PARK Street

H4163644

H4163603

05/23/2023 $1,399,900 Sold Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 3 2.10 7 Full - Unfinished 6

06/02/2023 $799,900 Sold Residential Freehold Sale Hamilton Dundas (41) Coote's Paradise (411) 40,000 3 -15,000 1.00 6 Full - Unfinished - Walk-Out 5

2,700 126.00 x 160.00 1846 / 100+ Years $4,924

10,150 1,300 31.00 x 132.00 1870 / 100+ Years $3,781

Gas Forced Air - / Central Air 2 Storey

Gas Forced Air

Gas Forced Air

2 1/2 Storey 07/17/2023 $1,390,000

2 Storey 07/12/2023 $806,000

Partially Finished 99.00 247.50

Unfinished

Unfinished

126.00 160.00

31.00 132.00

500,150

Total Adjustments

$1,390,000 $35,150

$806,000 $580,150

Adjusted Price

$1,425,150

$1,386,150

Price

Researched and prepared

by Michael Heddle Royal LePage State Realty

40,000 40,000

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Price Adjustments The subject property vs comparable properties.

9 Field Road MLS#® List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth

10/6/2023

3513 JERSEYVILLE Road

2301 WILSON Street

H4162845

40397524

05/08/2023 04/05/2023 $1,295,000 $899,999 Sold Sold Residential Residential Freehold Freehold Sale Sale Hamilton Hamilton Ancaster (42) Ancaster (42) Sulphur Springs (420) Southcote / Duff's Cors (428) 3 40,000 4 2.10 -15,000 2.00 7 13 Full - Fully Finished - Separate Entrance,Full Walk-Up - Unfinished 9 9

Residential Freehold Sale Hamilton Ancaster (42) Sulphur Springs (420) 4 2.0 9 Partial Basement 11 2 spaces / Detached 0.50 - 1.99 2,729 99 0.50 - 1.99 $6,583

1,931 233.08 x 195.14 1840 / 100+ Years $4,319

279,300 2,772 -15,050 94.00 x 218.44 1906 / 100+ Years $4,295 0 Gas Forced Air, Steam Radiators Yes / Other (see Remarks) 2 Storey 06/27/2023 $774,000

Gas Forced Air - / Central Air 2 Storey

Gas Radiant

Partially Finished 99.00 247.50

Fully Finished

Unfinished

233.08 195.14

94.00 218.44

2 Storey 08/09/2023 $1,351,300

Total Adjustments

$1,351,300 $304,300

$774,000 $-15,050

Adjusted Price

$1,655,600

$758,950

Price

Researched and prepared

by Michael Heddle Royal LePage State Realty

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Minimums and Maximums A summary of key property attributes in this analysis.

Listing Price between $649,900 and $2,999,997 Selling Price between $675,000 and $1,810,000

2-6 Beds 1-4 Baths 0-2 Half Baths 940 to 6,965 Square Feet $0.67 to $1.09 per Sold Square Foot Year Built between 1822 and 1920

Researched and prepared

by Michael Heddle Royal LePage State Realty

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Days On Market The number of days each property has been listed on the market.

9 VICTORIA St

13

122 Melville St

27

998 SULPHUR SPRINGS Rd

34

30 SOUTH St

32

78 Mercer St

27

704 OLD DUNDAS Rd

35

496 Wilson St

46

74 Academy St

41

2509 DUNMARK Rd

67

1033 MINERAL SPRINGS Rd

7

6 WOODWARD Av

22

46 PEEL St

10

360 BOOK Rd

14

242 Melville St

6

6 Sunnyridge Rd1 54 PARK St

4

3513 JERSEYVILLE Rd

7

2301 WILSON St

76 0

Researched and prepared

by Michael Heddle Royal LePage State Realty

10

20

30

40

50

60

70

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

80

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Property Locations A map showing the subject and comparable properties

9 Field Road , Ancaster, L0R 1R0

Beds

Baths

Sq.Ft.

4

2

2729

Address

Price

Date

Beds

Baths

Sq.Ft.

1 9 Victoria St, Dundas, L9H 2B7

$2,800,000

10/5/23

3

2

3,558

2 122 Melville St, Dundas, L9H 2A5

$1,850,000

9/26/23

4

2

2,467

3 998 Sulphur Springs Rd, Ancaster, L9H 5E3

$2,495,000

9/19/23

5

2

3,000

4 30 South St, Hamilton, L9H 4C5

$2,999,000

9/21/23

6

3

4,600

5 78 Mercer St, Hamilton, L9H 2N6

$1,245,000

9/26/23

3

2

1,910

6 704 Old Dundas Rd, Hamilton, L9H 5E3

$2,199,999

9/18/23

3

2

2,116

7 496 Wilson St, Ancaster, L9G 2C5

$2,799,900

9/7/23

6

4

6,965

8 74 Academy St, Ancaster, L9G 2Y1

$1,299,900

9/12/23

3

1

2,125

9 2509 Dunmark Rd, Alberton, L0R 1A0

$2,999,997

8/17/23

5

2

2,717

10 1033 Mineral Springs Rd, Dundas, L9H 5E3

$1,413,000

10/5/23

3

2

1,878

Researched and prepared

by Michael Heddle

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Property Locations A map showing the subject and comparable properties

9 Field Road , Ancaster, L0R 1R0

Address

Beds

Baths

Sq.Ft.

4

2

2729

Price

Date

Beds

Baths

Sq.Ft.

$1,810,000

9/2/23

5

2

3,825

$675,000

8/12/23

2

1

940

13 360 Book Rd, Ancaster, L9G 3L1

$1,225,000

7/18/23

5

1

2,202

14 242 Melville St, Hamilton, L9H 2B4

$1,215,000

6/20/23

4

2

1,725

15 6 Sunnyridge Rd, Ancaster, L0R 1R0

$1,390,000

5/24/23

3

2

2,700

$806,000

6/6/23

3

1

1,300

$1,351,300

5/15/23

3

2

1,931

$774,000

6/20/23

4

2

2,772

11 6 Woodward Av, Dundas, L9H 4J5 12 46 Peel St, Dundas, L9H 3E7

16 54 Park St, Hamilton, L9H 1X2 17 3513 Jerseyville Rd, Jerseyville, N3T 5M1 18 2301 Wilson St, Ancaster, L0R 1A0

Researched and prepared

by Michael Heddle

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

List Price, Sale Price, and Days on Market List price, and sale price of sold listings, with the number of days each property has been listed on the market.

0K

400K

9 VICTORIA St

800K

1,200K 1,600K 2,000K 2,400K 2,800K 3,200K 2,800,000

13

1,850,000

122 Melville St

27

2,495,000

998 SULPHUR SPRINGS Rd

34

30 SOUTH St

2,999,000

32 1,245,000

78 Mercer St

27

2,199,999

704 OLD DUNDAS Rd

35

2,799,900

496 Wilson St 1,299,900

74 Academy St

46

41

2,999,997

2509 DUNMARK Rd 1033 MINERAL SPRINGS Rd

7

6 WOODWARD Av 46 PEEL St

10

360 BOOK Rd

22 649,900 675,000 1,199,900 1,225,000 1,199,000 1,215,000

6

6 Sunnyridge Rd

1,399,900 1,390,000

1

54 PARK St

799,900 806,000

4

3513 JERSEYVILLE Rd

7

2301 WILSON St 0

10

1,295,000 1,351,300 899,999 774,000 20 List Price

Researched and prepared

by Michael Heddle Royal LePage State Realty

1,800,888 1,810,000

14

242 Melville St

67

1,299,850 1,413,000

30

76 40

50

Days on Market

Sale Price

60

70

80

DOM

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

October 23, 2023

Subject Property: 9 Field Road, Ancaster, L0R 1R0

Pricing Recommendation Setting the right price is critical to a successful sale.

General Facts About Pricing There are many things we can do to help ensure the successful sale of your home--such as sprucing up its appearance and marketing it aggressively--but the single most important thing is choosing the right price.

The best, most reliable way of choosing the right list price for your home is by comparing it to similar properties in the neighborhood. How much are comparable properties currently listed for? How much did comparable properties recently sell for? How are these properties different than yours? Are prices rising or falling? These questions will guide us to the best possible list price for your home: a price that is as high as possible but low enough to generate interest and lead to a quick sale.

Market Statistics Sell Price

Sell Price Per Sq. Ft.

Average Price:

$1,743,100

Average Price/Sq Ft:

High Price:

$2,964,200

High Price/Sq Ft:

$1,512

Median Price:

$1,569,000

Median Price/Sq Ft:

$778

Low Price/Sq Ft:

$164

$759,000

Low Price:

$766

Prices are adjusted for property differences, rounded to the nearest $100.

After comparing your property to similar properties that are on the market now, that recently sold, and that failed to sell, my analysis suggests a realistic list price for your property of:

.

Researched and prepared

by Michael Heddle Royal LePage State Realty

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

Subject Property: 9 Field Road, Ancaster, L0R 1R0

October 23, 2023

Market Analysis Explanation An explanation and overview of this market analysis.

This Comparative Market Analysis will help determine the correct list price of your home . Ultimately, the correct list price is the highest possible price the market will bear.

This market analysis is divided into three categories:

1

Comparable homes that are currently for sale

2

Comparable homes that were recently sold

3

Comparable homes that failed to sell

Looking at similar homes currently for sale, we can assess the alternatives available to a serious buyer. We can also be sure we are not underpricing your home.

Looking at similar homes sold in the past few months, we can see a clear picture of how the market has valued homes comparable to yours. Banks and other lending institutions also analyze these sales to determine how much they can lend to qualified buyers.

Looking at similar homes that failed to sell, we can avoid pricing at a level that would not attract buyers.

This Comparative Market Analysis has been carefully prepared by analyzing homes similar to yours . The aim of this market analysis is to achieve the highest sale price for your home in a reasonably short period of time.

Researched and prepared

by Michael Heddle Royal LePage State Realty

This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .

APPENDIX A: MPAC Assessment vs. Market Sale Price

APPENDIX A - MPAC Assessment vs. Market Sale Price Status Subject Active Active Active Active Active Active Active Active Sold Sold Sold Sold Sold Sold Sold Sold Sold

Address 9 Field Rd. 9 Victoria St. 122 Melville St. 30 South St. 78 Mercer St. 704 Old Dundas Rd. 496 Wilson St. 74 Academy St. 2509 Dunmark Rd. 1033 Mineral Springs 6 Woodward Ave. 46 Peel St. 360 Book Rd. 242 Melville St. 6 Sunnyridge Rd.* 54 Park St. 3513 Jerseyville Rd. 2301 Wilson St.

MPAC $ 631,000 $ 669,000 $ 497,000 $ 978,000 $ 417,000 $ 767,000 $ 977,000 $ 403,000 $ 1,091,000 $ 375,000 $ 838,000 $ 294,000 $ 502,000 $ 524,000 $ 472,000 $ 334,000 $ 414,000 $ 409,000

Sale Price

% Difference

$ 1,413,000 $ 1,810,000 $ 675,000 $ 1,225,000 $ 1,215,000 $ 1,390,000 $ 806,000 $ 1,351,300 $ 774,000 AVERAGE

276.80% 115.99% 129.59% 144.02% 131.87% 194.49% 141.32% 226.40% 89.24% 161.08%

Based on an analysis of the average MPAC assessment value versus the market sale price of comparable properties, the estimated "market" value of the subject property is: Average $ 1,647,421 Range $ 1,647,421 to NOTE: * denotes properties included in the "Direct Comparison Approach".

$

2,377,608

However, this method of deriving value is only presented as an alternative analytical tool to provide the Seller with additional "actual" statistical information regarding the subject property. Furthermore, it is noted that this method of deriving value is not as accurate as traditional valuation methods such as the "Direct Comparison Approach to Value" and the "Cost Approach to Value". The information contained herein is provided for analytical purposes only and Royal LePage State Realty, Brokerage makes NO representations and/or warranties regarding the accuracy of this information and the relationship between this information and true market value.

APPENDIX B: Cost Approach

APPENDIX B - COST APPROACH TO VALUE Land Value: 99.00 Front Ft @ Actual Age: Effective Age:

5500

$ 544,500.00

153 years 30 years

Improvements: Building Basement Garage Landscaping

2848 Sq. ft.

0 *Sq. ft.

@ @ @

Cost New Depreciation @ 20% Current Value $ 996,800.00 $ 199,360.00 $ 797,440.00 $ $ $ $ 20,000.00 $ 4,000.00 $ 16,000.00 $ 75,000.00 $ 15,000.00 $ 60,000.00 Total Current Value of All Improvements $ 873,440.00

$ 873,440.00

Indicated Value by the Cost Approach Value Rounded to

$ 1,417,940.00 $ 1,400,000.00

$350 $80 $60

* estimate square footage The cost approach value has a minimal value in terms of deriving market value since the Land Value is a difficult value to derive based on comparable available market values in the area. Thus, this method of deriving value is only presented for the purpose of an alternative analytical tool used inorder to provide "actual" statistical information regarding the subject property. Furthermore, it is noted that this method of deriving value is not an accuarate representation of "market" value and the "Direct Comparison Approach to Value" illustrates a more accurate representation of value. The information contained herein is provided for analytical purposes only and Royal LePage State Realty, Brokerage makes NO representations and/or warranties regarding the accuracy of this information and the relationship between this information and true market value.

APPENDIX C: Sale Price vs. Market Change

APPENDIX C - Sale Price vs. Market Change

Monthly

Monthly

Average Sale Value Median Sale Value

$ $

Jul-21 1,066,223.00 901,250.00

Subject Property 9 Field Rd.

$

Sale Price 1,020,000.00

$ $

Sep-23 1,104,085.00 970,000.00

Adjusted Value (vs. Average) Adjusted Value (vs. Median)

% Change 3.55% 7.63%

$ $

1,056,220.60 1,097,808.60

Based on an analysis of the average sale price in the acqusition year versus the market change, the estimated "market" value of the subject property is: Value Added: $ 250,000.00 ROI 80% Estimate of Value Added: $ 200,000.00 Estimate of Value: $ 1,277,015 Estimate of value (Range): $ 1,256,221 to $ 1,297,809 However, this method of deriving value is only presented as an alternative analytical tool to provide the Seller with additional "actual" statistical information regarding the subject property. Furthermore, it is noted that this method of deriving value is typically not as accurate as traditional valuation methods such as the "Direct Comparison Approach to Value" and the "Cost Approach to Value". Thus, the relative significance of this method of deriving value is extremely low. The information contained herein is provided for analytical purposes only and Royal LePage State Realty, Brokerage makes NO representations and/or warranties regarding the accuracy of this information and the relationship between this information and true market value.

APPENDIX D: MPAC AVM Value

Michael Heddle

REALTOR® AVM Enhanced Residential Report

Royal LePage State Realty Hamilton ON (M):+19057303953 (O):+19056626666 mikeheddle@royallepage.ca

Property Address

9 FIELD RD

Municipality

HAMILTON CITY

Roll Number

251814021050200

Property Code & Description

301 - Single-family detached (not on water)

Postal Code

L0R1R0

Province

ON

AVM Details Real Time Market Value (AVM)

$1,448,000

Con0dence Rating

AVM Valuation Date (yyyy-mm-dd)

2023-10-18

AVM Range

$1,320,000-$1,744,000

Services Hydro

Private Water

Private Sanitary

Hydro available

Private Well

Septic Bed

Site Details Frontage (ft)

Depth (ft)

Site Area (A)

Site Access

99.00

247.50

0.56

Year Round Road Access Corner

On-Site Variables

Abuts Variables

OFFICIAL PLAN DESIGNATED RURAL

ABUTS FARM

CORNER LOT

ABUTS PLACE OF WORSHIP

Purchase Date: 2023-10-18

Proximity Variables

Site Variance

Waterfront Variables

Copyright© All rights reserved Municipal Property Assessment Corporation Not to be reproduced by any means or distributed in any manner in whole or in part, without prior written permission

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Permit Details Number

Issue Date (yyyy/mm/dd)

MPAC Work Description

MPAC Status

202004

2003/04/10

Repair Fire Damage

CLOSED

Primary Structures Structure Description

SINGLE FAMILY DETACHED

Year Built

1910

Total Floor Area (Above Grade sqft)

2,848

First Floor Area (sqft)

1,536

Second Floor Area (sqft)

1,312

Third Floor Area (sqft)

-

Full Storeys

2

Partial Storeys

No part storey

Bedrooms

4

Full Bathrooms

2

Half Bathrooms

0

Basement Total Area (sqft)

1,312

Basement Finished Area (sqft)

524

Heating

Forced Air

Air Conditioning

Y

Renovation Year

2003

Renovation Type

Moderate

Addition Year

-

Addition Area

-

Split Level

No Split

Structure Condition

Average

Fireplace Total

0

Condo Floor Level

-

Condo Parking Spaces

-

Condo Lockers

-

Condo Indoor Parking

-

Structure Design Type

-

Structure Variables

-

Purchase Date: 2023-10-18

Copyright© All rights reserved Municipal Property Assessment Corporation Not to be reproduced by any means or distributed in any manner in whole or in part, without prior written permission

2/3

Garage Structures Structure Description

DETACHED GARAGE

Year Built

1910

Total Area (sqft)

592

Garage Spaces

0

Purchase Date: 2023-10-18

Copyright© All rights reserved Municipal Property Assessment Corporation Not to be reproduced by any means or distributed in any manner in whole or in part, without prior written permission

3/3

APPENDIX E: Geowarehouse Enhanced Report

Client Report Generated on 2023

This report was prepared by:

9 FIELD RD

MICHAEL HEDDLE

SALES REPRESENTATIVE

HAMILTON

mikeheddle@royallepage.ca www.mikeheddle.ca

PIN 174090099

ROYAL LEPAGE STATE REALTY Office: (905)574-7441 Fax: (905)662-2227

Copyright © 2002-2023 Teranet Inc. and its suppliers. All rights reserved.

© 2023 Teranet Inc.

9 FIELD RD, HAMILTON | PIN 174090099

Property Details GeoWarehouse Address:

9 FIELD RD HAMILTON L0R1R0 PIN:

174090099

Land Registry Office:

HAMILTON WENTWORTH (62)

Land Registry Status:

Active

Registration Type:

Certified (Land Titles)

Ownership Type:

Freehold

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

GeoWarehouse Client Report | Page

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9 FIELD RD, HAMILTON | PIN 174090099

Lot Size Area:

24606.28 sq.ft

Perimeter:

692.26 ft

Measurements:

248.03ft x 99.21ft x 248.03ft x 99.21ft Lot Measurement Accuracy : LOW These lot boundaries may have been adjusted to fit within the overall parcel fabric and should only be considered to be estimates.

Assessment Information ARN 251814021050200

Previous Assessment N/A Taxation Year 2023

Phased-In Assessment $643,000

2022

$643,000

2021

$643,000

2020

$643,000

Frontage:

99.0 ft

Description:

Single-family detached (not on water)

Depth:

247.5 ft

Property Code:

301

Based On:

January 1, 2016

Current Assessment: $643,000

Enhanced Site & Structure Structures:

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

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9 FIELD RD, HAMILTON | PIN 174090099

Year Built

#

Bed Full Rooms Baths

301 1910 4

2

Half Full Partial Split Baths Stories Stories Level No part 0 2 No Split storey

Fireplace 0

Assessment Roll Legal Description: CON 2 PT LOT 19 Property Address:

9 FIELD RD JERSEYVILLE ON L0R1R0

Zoning:

S1

Property Type:

RESIDENTIAL

Site Area:

0.56A

Site Variance:

Corner

Driveway Type:

Separate or Private Driveway

Garage Type:

DETACHED GARAGE

Garage Spaces:

0

Water Service Type:

Private Well

Sanitation Type:

Septic Bed

Pool:

Indoor :N, Outdoor :N

Sales History Sale Date

Sale Amount Type

Oct 29, 2021

$1,020,000

Transfer

Mar 05, 2020

$2

Transfer

Sep 26, 2019

$2

Transfer

Mar 12, 2010

$450,000

Transfer

Apr 17, 2008

$150,002

Transfer

May 29, 1998

$140,250

Feb 27, 1987

$146,000

Notes

Transfer Under Power of Sale (Grant) Transfer

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

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9 FIELD RD, HAMILTON | PIN 174090099

Demographics

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

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9 FIELD RD, HAMILTON | PIN 174090099

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

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9 FIELD RD, HAMILTON | PIN 174090099

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

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9 FIELD RD, HAMILTON | PIN 174090099

Dominant Market Group

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

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9 FIELD RD, HAMILTON | PIN 174090099

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

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9 FIELD RD, HAMILTON | PIN 174090099

Dominant Market Group

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

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9 FIELD RD, HAMILTON | PIN 174090099

Comparable Sales

Comparable Sales Search Results Address

Date

Sales Amount

Lot Size

($)

(sq.ft)

$/ sq.ft

Distance

PIN

(m)

1

143 SUNNYRIDGE RD, HAMILTON, L0R1R0

May 25, 2023

977,000

86,886.00

11

618

174060136

2

6 SUNNYRIDGE RD, ANCASTER

Jul 17, 2023

1,390,000

20,236.00

69

338

174060055

Sales Statistics Maximum:

$1,390,000

Minimum:

$977,000

Average:

$1,183,500

Median:

$977,000

*Standard Deviation: The smaller the number, the more similar are the sales results in the area. The larger the number, the more widely spread the sales results are in the area.

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

GeoWarehouse Client Report | Page 11 of 16

9 FIELD RD, HAMILTON | PIN 174090099

Area Heat Maps Average Sales Heat Maps - Last 1 Year The Average Sales Heat Map shows the average sale price of properties within the subject property's block compared to surrounding blocks.

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

GeoWarehouse Client Report | Page 12 of 16

9 FIELD RD, HAMILTON | PIN 174090099

Growth Rate Heat Maps - Last 5 Years The Growth Rate Heat Map shows the growth of the average sale price of properties within the subject property's block compared to surrounding blocks.

Market Turnover Heat Maps - Last 1 Year The Market Turnover Heat Map shows the percentage of properties that have sold in the past year within the subject property's block compared to surrounding blocks.

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

GeoWarehouse Client Report | Page 13 of 16

9 FIELD RD, HAMILTON | PIN 174090099

Historical Market Trends Average Sale Values and Growth Rates

Market Turnover Rates

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

GeoWarehouse Client Report | Page 14 of 16

9 FIELD RD, HAMILTON | PIN 174090099

Market Statistics Area Map Average Sales Price - Last 1 Year

$1,060,000

$1,065,015

Block

Municipality

Growth Rate - Last 5 Years

Market Turnover - Last 1 Year

5 Year Analysis Stable Value - With average property values 7.1% higher than the municipal average and properties turning over 36.5% less, property owners are comfortable setting roots in the community.

Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)

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9 FIELD RD, HAMILTON | PIN 174090099

Terms and Conditions Reports Not the Official Record. Reports, other than the Parcel Register, obtained through Geowarehouse are not the official government record and will not necessarily reflect the current status of interests in land.

Currency of Information. Data contained in the Geowarehouse reports are not maintained real-time. Data contained in reports, other than the Parcel Register, may be out of date ten business days or more from data contained in POLARIS. Coverage. Data, information and other products and services accessed through the Land Registry Information Services are limited to land registry offices in the areas identified on the coverage map.

Completeness of the Sales History Report. Some Sales History Reports may be incomplete due to the amount of data collected during POLARIS title automation. Subject properties may also show nominal consideration or sales price (e.g. $2) in cases such as transfers between spouses or in tax exempt transfers.

Demographic Information. Demographic Information is obtained from Environics Analytics. Environics Analytics acquires and distributes Statistics Canada files in accordance with the Government of Canada's Open Data Policy. No information on any individual or household was made a vailable to Environics Analytics by Statistics Canada.

PRIZM and selected PRIZMC2 nicknames are registered trademarks of The Nielsen Company (U.S.) and are used with permission.

The Property Information Services, reports and information are provided "as is" and your use is subject to the applicable Legal Terms and Conditions. Some information obtained from the Land Registry Information Services is not the official government record and will not reflect the current status of interests in land. Use of personal information contained herein shall relate directly to the purpose for which the data appears in land registry records and is subject to all applicable privacy legislation in respect of personal information. Such information shall not be used for marketing to a named individual.

Parcel Mapping shown on the site was compiled using plans and documents recorded in the Land Registry System and has been prepared for property indexing purposes only. It is not a Plan of Survey. For actual dimensions of property boundaries, see recorded plans and documents.

Copyright © 2002-2023 Teranet Inc. and its suppliers. All rights reserved.

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