$1,599,000 - 634 Upper James Street, Hamilton
Commercial for Sale in Hamilton
88 days on marketNeighbourhood: Bonnington
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- MLS Number
- X13553004
- Property Type
- Commercial
- Status
- active
- Days on Site
- 88
- Bedrooms
- 0
- Bathrooms
- 2
- Square Feet
- 3,193 sqft
- Neighbourhood
- Hamilton
- Taxes (2026)
- $13,420
- Listing Brokerage
- KELLER WILLIAMS EDGE REALTY
Exceptional opportunity to own a fully renovated mixed-use Commercial/Residential (Zoned C2) building positioned on one of the busiest cornersin Hamilton on Upper James Street. This high-exposure property sits at the heart of the rapidly expanding Hamilton Mountain growth corridor,ensuring continued development, strong demand, and long-term value. Strategically located directly across from a major retail plaza anchoredby Walmart, Shoppers Drug Mart, and LCBO, the property benefits from constant vehicle and pedestrian traffic. Minutes to the Linc Parkway forquick highway access, and close to St. Joseph's Healthcare and Mohawk College, further driving consistent daily traffic. Originally constructed asa solid concrete bank building, the property has been extensively renovated and is in pristine condition. The versatile layout is well-suited for awide range of commercial uses (such as medical clinic, day care, office, retail, and restaurant to name a few) and features a fully finished lowerlevel, secondary entrance, and convenient rear parking. Additional revenue opportunity with an owned Trivision billboard on this high-visibilitycorner, generating steady advertising income. Zoned C2, allowing for potential future expansion up to 11m (36 ft) above the existing structure ,adding significant redevelopment upside. Full details available in the 3D virtual tour.
Estimate your monthly payments for this property
Estimated Payment
$7,072.92/mo
5-yr fixed avg.
Rates shown are estimates based on typical Ontario 5-year fixed rates. Canadian mortgages use semi-annual compounding as required by law. CMHC insurance applies to purchases under $1.5M with less than 20% down. Estimated property tax uses an approximate 0.85% rate. Contact us for current rate options and pre-approval.
Discover Bonnington
Bonnington is a vibrant community in the Greater Toronto Area, offering excellent amenities, schools, and transportation options. This area is popular with families and professionals seeking a balanced lifestyle with access to urban conveniences and natural spaces.
Why Live in Bonnington
- •Convenient location in Hamilton
- •Access to local shops and dining
- •Good public transit connections
- •Community parks and green spaces
- •Well-maintained neighbourhoods
Nearby Schools
Transit & Commuting
- •MiWay bus routes throughout the area
- •GO Transit stations within driving distance
- •Easy highway access to 401/403/QEW
- •Walking distance to local amenities
Parks & Amenities
- •Local parks and recreational facilities
- •Community centres
- •Shopping plazas nearby
- •Restaurants and cafes
Lifestyle & Community
Bonnington offers a wonderful quality of life with a mix of residential charm and urban convenience. Residents enjoy easy access to schools, parks, and shopping, making it an ideal location for families and professionals alike.
634 Upper James Street, Hamilton
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Key factors for evaluating this commercial property
Commercial Due Diligence Checklist
· Verify zoning and all permitted uses
· Review all existing leases (terms, renewals, net vs. gross)
· Request estoppel certificates from all tenants
· Order a Phase 1 Environmental Site Assessment
· Commission a property condition assessment
· Review operating costs (taxes, insurance, maintenance)
Commercial Financing Note
Commercial mortgages require 20–35% down, shorter amortization, and lenders underwrite based on the property's income. CMHC insurance is not available for commercial. Connect with a commercial mortgage broker early.
Commercial and land transactions are significantly more complex than residential. Joe recommends assembling a team — commercial real estate lawyer, accountant, and (for land) a land use planner — before making an offer.
Joe's Thoughts
Honest perspective from 30+ years of GTA real estate experience
Commercial Pricing Context
At $501/sqft, this is priced in the upper range for GTA commercial — typical for prime locations or newer buildings. Commercial values are highly location- and zoning-dependent, so comparable sales analysis is essential. I'll pull recent commercial comps for you.
Extended Exposure — Negotiating Room
At 88 days on market, this commercial property has had significant exposure. Commercial listings typically take longer to sell than residential, but this timeline may indicate pricing or tenancy issues worth exploring. A motivated seller often means better terms for a prepared buyer.
Zoning & Permitted Use — Verify First
I always confirm the zoning and permitted uses before a client gets too far into a commercial transaction. What a property is currently used for and what it's legally permitted for are sometimes different. If you plan to change the use, a zoning amendment or minor variance may be required — that's additional cost, time, and risk.
Tenancy & Income Review
If this property has existing tenants, I'd want to review all leases carefully: term lengths, renewal options, rent amounts, escalation clauses, and who's responsible for operating costs (gross lease vs. net lease). A strong long-term tenant is an asset; a lease expiring at closing is a different story. We'll request estoppel certificates from all tenants.
Environmental & Due Diligence
A Phase 1 Environmental Site Assessment is standard practice for commercial purchases in Ontario. If historical industrial use is flagged, you'll need a Phase 2. I also recommend a property condition assessment covering structure, roof, HVAC, and electrical — commercial systems are expensive to replace and often not disclosed in detail on the listing.
Commercial Financing Realities
Commercial mortgages work differently than residential. Expect 20–35% down, shorter amortization (15–25 years), and lenders who underwrite based on the property's income, not just your personal financials. CMHC insurance is generally not available for commercial, and rates are typically higher. I can connect you with commercial mortgage brokers who specialize in Hamilton transactions.