95 Bramble Drive

Property Overview: 95 Bramble Drive

Section 1: Key Characteristics & Appeal

This spacious two-storey home in Varsity View offers a compelling blend of space, established charm, and a prime location. Its key characteristics include a generous 2,540 sqft of living space, a fully finished basement, and a rare, large lot of nearly 11,700 sqft featuring a private in-ground pool. Built in 1988, the home sits in a mature neighbourhood with a deep, private backyard that is uncommon for central locations.

The appeal lies in its top-tier rankings within its community and the wider city. It consistently places in the top 10% for lot size, living area, and assessed value among its immediate neighbours, indicating a property that stands out for its scale and perceived worth. The 2022 sale price of $905,000, significantly above the current assessed value, suggests a premium was paid for its specific attributes and the strong market conditions of the time.

This property would ideally suit a buyer looking for established character, ample indoor and outdoor space for family living or entertaining, and who values a central location in a sought-after neighbourhood. It’s a home for those who appreciate a large, private yard and the luxury of a pool, and are comfortable with the maintenance and updates that come with a home of this vintage. It may also attract value-conscious buyers who see potential in the gap between the past sale price and current assessment.

Section 2: Frequently Asked Questions

1. How does the 2022 sale price compare to today’s market value?
The $905,000 sale in July 2022 reflects the peak of a previous hot market. The current assessed value is $775,000. A buyer should consider this as a historical data point and conduct a thorough current market analysis to determine today’s fair value, which will be influenced by present interest rates and market conditions.

2. What are the implications of having no garage?
The lack of a garage means all vehicle parking is on the driveway. This is a trade-off for the very large lot and pool area. Buyers should consider their storage needs for vehicles, tools, and seasonal items, and factor in the potential cost of adding a garage or substantial shed in the future.

3. Are there any concerns with a 38-year-old home?
As with any home of this age, crucial systems like the roof, windows, plumbing, and electrical may be nearing or past their typical lifespan. A pre-purchase home inspection is essential to identify any immediate or upcoming capital expenses, such as replacing the pool liner or updating the HVAC.

4. The lot is exceptionally large. What does this mean practically?
A lot of this size (11,699 sqft) in a central neighbourhood offers exceptional privacy, space for gardens, play, and expansion. However, it also means higher property taxes, more landscaping maintenance (lawn mowing, snow clearing), and potentially higher costs for fencing or yard upgrades.

5. The home ranks very high for size locally. Is that good?
Generally, yes. It means the home offers more space than most in the area, which typically supports value. However, it’s important to ensure the floorplan is functional and modern for its size. A large but outdated layout may require renovation to fully realize the value of the square footage.