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
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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
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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)
GeoWarehouse Client Report | Page
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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
$146,000
Notes
Transfer Under Power of Sale (Grant) Transfer
Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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9 FIELD RD, HAMILTON | PIN 174090099
Demographics
Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)
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9 FIELD RD, HAMILTON | PIN 174090099
Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)
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9 FIELD RD, HAMILTON | PIN 174090099
Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)
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9 FIELD RD, HAMILTON | PIN 174090099
Dominant Market Group
Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)
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9 FIELD RD, HAMILTON | PIN 174090099
Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)
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9 FIELD RD, HAMILTON | PIN 174090099
Dominant Market Group
Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)
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9 FIELD RD, HAMILTON | PIN 174090099
Comparable Sales
Comparable Sales Search Results Address
Date
Sales Amount
Lot Size
($)
(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)
GeoWarehouse Client Report | Page 15 of 16
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.
Report Generated On Oct 18, 2023 by MICHAEL HEDDLE (78672)
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