In August 2025, in the Mount Pleasant East neighbourhood, a homeowner bought a detached house in January for $1.2 million, then sold it just 7 months later for $1,525,000 — that’s $325,000 gain!
What made the difference wasn’t luck. The owner did several well-planned upgrades before listing:
- Updated kitchen: new countertops, modern appliances
- Refinished flooring
- Updated bathrooms and lighting
- Painted exterior, refreshed front porch, added a rear deck
Because of those improvements, the home looked fresh, well-maintained, and appealing. It got a lot of interest and sold above list price.
This story is a solid proof that with the right preparation, sellers in Toronto (especially in desirable areas) can extract significantly higher value.
Here is the house
26 Forsyth Crescent wasn’t just a sale—it was a money-printing machine. Bought in January 2025 for $1.2M. Flipped just 7 months later for $1.525M. That’s a $325,000 gain in under a year—without even hitting the next winter market.
🛠️ What “Preparing Your Property for Best Return” Means (Based on the Above + Market Trends)
Here are key things homeowners should focus on, especially if you’re moving from a condo/townhouse to a detached in a nice Toronto/North York area:
| Area | Why It Matters | What to Do |
|---|---|---|
| Kitchen Upgrades | Buyers pay close attention. Updated, clean kitchens signal care. | Replace old appliances, new countertops, modern cabinet hardware. Even changing lighting fixtures makes a difference. |
| Bathrooms & Lighting | Bright, well-lit bathrooms feel more spacious and clean. Lighting overall influences mood. | Fix any leaks, re-grout tiles, update taps/faucets, ensure lighting is warm and layered (ambient + task lighting). |
| Floors & Paint | Fresh paint & clean flooring give a sense of newness and move-in readiness. | Refinish wood floors, clean or replace worn carpet, repaint walls with neutral warm tones to appeal to most buyers. |
| Curb Appeal / Exterior | First impressions matter. The outside sets expectations. | Clean or paint front porch, update landscaping, fix or replace damaged exterior boards or railings (e.g., deck boards), update the front door or hardware. |
| Photography & Staging | Good photos + staging attract more interest, more showings, better offers. | Declutter, remove overly personal items, make living space look welcoming. Maybe bring in some plants or accessories. If budget allows, staging of key rooms like living room and master bedroom. |
| Timing & Market Conditions | Even with upgrades, listing at a good time matters. Preparation helps you take advantage of favorable windows. | Monitor when inventory is moderate, buyer demand rising. Use market data (e.g. months where detached demand is stronger). |
✅ Realistic Action Plan: How You Can Prepare Your Property
Here are step-by-step things to do, with order & priorities, using current local market dynamics. Use it if you are a condo/townhouse owner in Bayview Woods-Steeles / Bayview Village / Thornhill planning to sell and move up.
| Step | What to Do | Why It Matters in Current Market | Estimated Cost / Return Payoff* |
|---|---|---|---|
| 1. Market Analysis & Pricing Strategy | Do a Comparative Market Analysis (CMA) specifically for properties similar in your street / building: size, age, layout, renovations. Work with an agent who knows Bayview Woods-Steeles / Thornhill well. | Given the average price (~C$934K) and ~46 days DOM, being off in pricing by 5-10% may cost you time on market or lower offers. Buyers are comparing actively. | Cost: free (if agent does CMA) or minor for appraisal. Return: avoiding price reductions, attracting quicker, serious offers. |
| 2. Declutter, Clean, Neutralize | Remove personal items, excess furniture, tidy closets. Deep clean (floors, windows, appliances). Apply fresh neutral paint (light warm tones). | With longer DOM, small environmental negatives (dirt, odours, clutter) stick out, and homes with clean, neutral decor get more online clicks / showings. | Cost: $500-$2,500 depending on size. Return: more showings, sometimes higher offer (2-5%). |
| 3. High-Impact Fixes & Small Repairs | • Fix visible issues: loose deck boards, squeaky doors, cracked tile. • Update lighting fixtures (modern, bright). • Ensure all mechanicals (HVAC, plumbing, windows) are in good repair. | Buyers in 2025 tend to avoid “fixer-uppers” unless the discount is large. Homes that are “turn-key” reduce buyer hesitation. | Cost: depends — minor repairs $1,000–$5,000. Return: can avoid lowballing; may save weeks on market. |
| 4. Curb Appeal & Exterior | Clean up front yard, repaint front door or siding if needed, trim hedges, replace missing/mismatched exterior boards. If condo, ensure common areas (entrance, lobby) are clean and welcoming. | First impressions matter. Many buyers decide whether to view based on exterior photos. With more inventory, exterior can be differentiator. | Cost: $500-$3,000. Return: better photo traffic, increased showing requests. |
| 5. Professional Photography & Staging | Hire a good listing photographer. Stage key rooms (living room, master bedroom). Let in natural light. Remove heavy decor. Use virtual staging if necessary. | Because the market has slowed and buyers compare many listings, quality visuals + staging make homes stand out and often justify higher prices. | Cost: Photos ~$300-$800; staging varying ~$1,000-$3,000. Return: often results in fewer days on market, more offers, sometimes above list. |
| 6. Proper Marketing & Timing | List when buyer interest is relatively higher (spring / early summer, but depends on your local area). Promote via MLS, Realtor.ca, social media with keywords “Bayview Woods-Steeles,” “Thornhill,” “Bayview Village.” Use good descriptions and include “move-up friendly,” “spacious detached possibilities,” etc. | With rising inventory and slower sales, marketing strategy and timing help avoid listing in a flooded period and help attract ideal move-up buyers. | Cost: agent marketing costs, photo/video etc. Return: more exposure, attracting higher offers. |
| 7. Documentation & Transparency | Assemble home inspection reports (if recent), permits for renovations, utility / maintenance records, energy efficiency features. Highlight these in the listing if positive. | Transparency helps reduce buyer concerns, speeds up inspections, can justify price. In a slower market, reducing friction helps. | Cost: minimal if already done; if inspection needed maybe few hundred dollars. Return: builds credibility; solid offers; fewer conditions. |
*Estimated cost vs payoff are rough guidelines (for Bayview Woods-Steeles / Thornhill / similar neighbourhoods) based on current contractor / staging / marketing rates in Toronto.
⚠️ Key Things to Avoid
- Overpricing: Listings priced too high relative to comparable recent sales tend to sit. Price reductions may hurt perception.
- Neglecting updates: Visible wear & tear (old carpets, damaged trim, outdated fixtures) reduce offers and elongate sale time.
- Poor quality photos: Bad lighting, clutter, low resolution will deter initial interest.
- Ignoring market feedback: If showings are low, reduce price, adjust staging, or improve presentation.
Richard Wang 