$739,999 - 85 Sleeman Avenue, Guelph
Detached for Sale in Guelph
47 days on marketNeighbourhood: Junction/Onward Willow
- MLS Number
- X13533048
- Property Type
- Detached
- Status
- active
- Days on Site
- 47
- Bedrooms
- 3
- Bathrooms
- 2
- Square Feet
- 1,500 - 1,999 sqft
- Neighbourhood
- Guelph
- Listing Brokerage
- Royal LePage Royal City Realty
If you are searching for the kind of neighbourhood where families still gather, kids play outside, and neighbours become friends, Sleeman Avenue may be exactly what you have been looking for. Courts naturally create connections, lifelong friendships are formed, and there is a comforting sense that everyone is looking out for the street they call home.This classic four-level sidesplit sits on a generous corner lot at the quiet end of the cul-de-sac and has been lovingly owned by the same family for over 50 years - a remarkable testament to how special this home truly is. Half a century of birthdays, holidays, first steps, and quiet evenings on the porch have unfolded within these walls, and that history is felt the moment you walk through the door. Recently refreshed with new flooring in the living room and all three bedrooms, fresh paint throughout, an updated bathroom with a new vanity and fixtures, and modern lighting, this home blends original character with move-in-ready confidence. Tongue-and-groove pine walls and knotty pine cabinetry set the tone for easy living - the kind of home built for game nights, holiday gatherings, and the everyday moments that turn a house into a home.The traditional layout offers the space and flexibility that made these homes so popular with growing families: three bedrooms and the main bath upstairs, spacious living areas and an extended kitchen on the main floor, an expansive rec room with pub-style decor and bar area, plus a lower level with generous storage, laundry, and a den or hobby space. With a separate entrance, this level offers excellent potential for a future in-law suite or income property.Outside, the fully fenced backyard is ready for summer BBQs with a patio accessible from both the main and lower levels, plus raised garden beds. Out front, the covered porch is the perfect place to wave to neighbours, catch up on the day, and enjoy a street where this home has held a lifetime of memories.
Estimate your monthly payments for this property
Estimated Payment
$3,796.58/mo
Includes CMHC insurance ($20,646)
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 Junction/Onward Willow
Junction/Onward Willow 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 Junction/Onward Willow
- •Convenient location in Guelph
- •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
Junction/Onward Willow 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.
85 Sleeman Avenue, Guelph
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Rental income estimator & ROI calculator
Monthly Cash Flow Breakdown
Note: These are estimates only. Actual figures may vary based on market conditions, property condition, and other factors. Consult with a financial advisor for personalized advice.
Joe's Thoughts
Honest perspective from 30+ years of GTA real estate experience
Competitive Pricing
At $493/sqft, this is priced below the area average. This could represent genuine value, but let's investigate why. In my experience, underpriced homes often have deferred maintenance, unfavourable layouts, or motivated sellers. I'll help you determine which it is.
Negotiation Opportunity
At 47 days on site, this property has exceeded the typical selling timeline for Guelph. This creates leverage for buyers. The seller may be motivated by carrying costs, life circumstances, or previous deals falling through. I'd recommend a strategic offer below asking with terms that favour you.
Detached Home Advantages
Detached homes in Guelph are increasingly scarce and valuable. You'll have no shared walls, full control over renovations, and typically stronger appreciation. Consider the lot size and potential for future additions or basement apartment income. Detached homes also offer the most flexibility for growing families.
Starter Home Potential
3 bedrooms works well for couples planning families or small families with one child. Consider whether you might outgrow the space in 5-7 years. If so, factor in potential moving costs when making your decision. Alternatively, some buyers convert a bedroom to an office and make it work long-term.
About Junction/Onward Willow
I know Junction/Onward Willow well from working with many buyers and sellers here. Each pocket has its own character - let me share what I've learned about this specific street and block. During our showing, I'll point out local amenities, school catchments, and what similar homes have sold for recently.
Investment Perspective
Looking at this as an investment: Guelph properties have averaged 5-7% annual appreciation over the past decade. Your estimated monthly carrying costs would be around $3,083 (mortgage, taxes, insurance). Consider whether you're comfortable with this as both a home and a financial commitment.