Two sheets, meant for one piece of paper printed on both sides. Print from your browser, and turn double-sided on in the dialogue. The date and time at the foot are the moment this page loaded.
Viewing brief
$13,200,000 asking, for sale
Every value below is a field on this record, formatted, and none of it is worked out by this sheet. Where a row is read off a record of its own, the row says whose.
Anything not listed above is not stated on this record. The two sections below name the silences that change a figure or a decision on these sheets.
Each sentence below is the inspection engine's own, unedited. An unresolved fact is not a finding either way: it is the reason an inspection is on the second sheet.
| Line | A month | On what basis |
|---|---|---|
| Mortgage payment | $57,220 | $10,560,000 borrowed over 25 years at 4.29% fixed, compounded semi-annually as Canadian mortgages are. Five year Government of Canada yield of 3.29% as at Aug 18, 2026, from Bank of Canada Valet. |
| Property tax | $7,917 | $95,000 for 2026, from the tax figure stated on the listing, divided by twelve. That is what the current owner pays, as the listing states it. That twelfth is the annual amount levelled across the year and not a payment you will make on any date. How a municipality actually collects it is set out in documents nobody here has read. |
| Heat and utilities | $3,381 | An illustration from floor area and property type, not a bill and not this household's usage. Ask for twelve months of actual bills. |
| Total | $68,518 | These five lines only. It does not include insurance, water, internet or anything set aside for maintenance. |
With those in, the fuller monthly figure is $107,094, in a range of $92,986 to $121,202 depending on the lines that are bands rather than bills. The two totals are not a disagreement: the smaller one is what a lender counts and the larger one is what the house costs.
| Input | Value | Chosen by | What it moves |
|---|---|---|---|
| Down payment | $2,640,000, which is 20.0% of the price | Our default | Every line of the mortgage payment moves with it, and under 20% the purchase carries mortgage insurance, which is the CMHC line below. |
| Interest rate | 4.29%, fixed | Our default | An illustration, not a quote and not a hold. No lender has seen this purchase, and the rate you are offered depends on the lender, the term and your file. |
| Amortization | 25 years | Our default | A longer amortization lowers the payment below and raises the total interest. |
| Condition deadline | None supplied | Our default | Without a date, the second sheet can say how long each inspection takes but not whether it still fits. The absence of a book-by date on it is not a claim that you have time. |
| Booking speed | Standard | Our default | Standard lead times. Expedited is faster and costs a surcharge on each inspection. |
Ordered by when the money has to leave the account, because that is the only order a buyer can plan in. Every line names its own basis: a statutory tax is an exact figure, a typical range is not.
Paid before you waive conditions, which means you pay it even on a deal you walk away from. That is the point of it.
Often covered by the lender on insured deals and frequently waived when an automated valuation is accepted. Budget for it, then ask your broker whether it applies.
Only needed when there is no acceptable existing survey and title insurance will not cover the gap. Ask your lawyer before ordering one.
A local GTA move with a reputable company. Book four to six weeks out; end of month and end of June are the worst times to leave it late.
Your lender will not advance funds without a binder in place for the closing date. Arrange it at least two weeks out.
Paid by your lawyer on registration. We work it out on a marginal band running from 0.5% to 2.5% of the purchase price, and both ends of that band are this app's own figures rather than rates we can point you to a source for.
Added on top of the provincial tax because you told us the address is inside the City of Toronto. It is why the same house costs more to buy in Toronto than in Mississauga. The brackets behind it are this app's own, exactly like the provincial ones above.
Title search, registration, mortgage instructions, statement of adjustments and disbursements. Get a flat quote in writing; ask specifically whether disbursements and title insurance are included.
One-time premium that covers title fraud, survey and registration defects. Lenders require a policy; the owner's coverage on the same policy is the part that protects you.
Reimburses the seller for the part of the year they prepaid, here about 182 days. If the seller has not paid, this line runs the other way and credits you.
Account transfers and any hookup or security deposits for hydro, gas, water and internet.
One-time costs: $1,099,142. Plus the down payment of $2,640,000, which is equity rather than a cost and is not in that total.
17 inspections are called for by this record, of which 1 are the set this sheet treats as not optional. Together those 1 come to $500 to $900, and the longest of them takes 6 days from booking to a report you can act on. No condition deadline was supplied, so nothing here carries a booking deadline and none of it should be read as saying there is time. The second sheet is the walk-through, in the order you will be standing in the rooms.
Viewing walk-through
177-181 Milvan Drive, Toronto W05, ON
The stops are in walking order, not in catalogue order. Every reason below is the inspection engine's own sentence about this record. Write what you see in the space beside each item, and photograph any data plate you find: a model number turns an estimate on the first sheet into a figure.
The things only visible from a distance, and the only chance to see them without somebody waiting for you at the door.
$300 to $700, up to 9 days from booking to a report you can act on.
Where the heat, the hearth and the window assemblies are.
$150 to $400, up to 6 days from booking to a report you can act on.
Open the cabinet doors. Supply lines and fittings are the one plumbing question a buyer can answer without a camera.
$200 to $500, up to 6 days from booking to a report you can act on.
Read the data plates and photograph them. Ages, model numbers and the panel label are what turn every estimate on the other sheet into a number.
$250 to $450, up to 4 days from booking to a report you can act on.
$300 to $800, up to 9 days from booking to a report you can act on.
$300 to $700, up to 9 days from booking to a report you can act on.
$800 to $3,000, up to 24 days from booking to a report you can act on. Needs the seller's written consent.
$200 to $400, up to 7 days from booking to a report you can act on.
$800 to $2,500, up to 17 days from booking to a report you can act on.
$500 to $1,500, up to 14 days from booking to a report you can act on. Needs the seller's written consent.
$400 to $1,200, up to 13 days from booking to a report you can act on.
$150 to $500, up to 94 days from booking to a report you can act on.
Walk the boundary. Look back at the house from the far corner of the lot.
$600 to $1,200, up to 13 days from booking to a report you can act on. Needs the seller's written consent.
$450 to $950, up to 17 days from booking to a report you can act on.
$200 to $600, up to 9 days from booking to a report you can act on.
What to arrange, and who to arrange it with, while you are still standing there.
$500 to $900, up to 6 days from booking to a report you can act on.
Structure, roof surface from the ground or eaves, exterior, attic, insulation, visible plumbing and wiring, heating and cooling, and every accessible interior surface.
$400 to $800, up to 14 days from booking to a report you can act on.
One question for every fact this record does not settle. The sentence in small type under each is the engine's own account of what is missing, so you can say what you are asking about and why.
Is the title freehold or condominium, and if there is a corporation of any kind, including common elements, what is its number?
Not established: Tenure is not established for a property recorded as "commercial"
Not established: Tenure is not established for a property recorded as "commercial"
How is the property serviced: is the water municipal, a drilled well or a dug well, and is the sewage a municipal sewer or a septic system? Whichever it is, who holds the most recent test or pumping record?
Not established: the sewer line reads "Sanitary+Storm", which is neither
Not established: the sewer line reads "Sanitary+Storm", which is neither
Not established: no water source on the record, so a private well cannot be ruled out
Not established: neither water nor sewage is recorded, so servicing is unknown
What year was the house built? If nobody knows, what has been done to the wiring, the plumbing and the roof, and when?
Not established: no build year and no age on the record
Not established: no build year and no age on the record
Not established: no build year and no age on the record
Not established: no build year and no age on the record
What fuel does the heat burn? If there is or ever was an oil tank, where is it, what year is it, and is there a decommissioning certificate for any tank that was removed?
Not established: no heating fuel on the record, so an oil tank cannot be ruled out
What year was the roof last replaced, is any part of it flat or low slope, and is there an invoice or a transferable warranty?
Not established: no roof material on the record
Is the basement finished, and if it is, was the work permitted and inspected?
Not established: no basement description on the record
Listed by VANGUARD REALTY BROKERAGE CORP..