Stunning lower duplex located on prestigious Graham Boulevard Impeccably maintained and upgraded with private back garden, side yard and front yard, two car garage, three spacious bedrooms. Ideal for those who want to downsize but love to have an apartment that feels like a house and offers outdoor space and no condo fees. The basement is ideal as an in-law or teen suite with its own bathroom and walk-in closet plus built-ins including Murphy bed, filing cabinets, bookshelves as well as two desks with drawers and a long bureau with drawers.

Addenda

Main Level: Comprised of 9 rooms including three bedrooms, two full baths, one powder room, kitchen, living room with fireplace and dining room. Basement Level: There are six rooms, including a very large multi-purpose family room (bedroom, walk-in, bathroom, built-ins which include a Murphy bed, bookcases filing cabinets, two work desks and an additional credenza — all top quality), laundry room with storage cabinet, deep stainless steel sink, quartz countertop and mosaic backsplash, open storage area off of which are two double closets (one for cleaning products and related equipment and the other containing the furnace and hot water tank), as well as a refrigerator with storage area above. The last room is a wide hallway leading to the double garage and features built-in storage for gift-wrapping materials. The brightly lit double garage features ceramic walls and floor, storage cabinets and a high ceiling. RENOVATIONS AND IMPROVEMENTS: The basement was renovated in 2017 except for white tile walls in the laundry room, open storage area and hallway leading to the garage. Flat roof with membrane in 2019 and surrounding shingle roof in 2015. Central A/C thermal pump in 2016. Powder room in 2016. Family bathroom in 2016. Back gardens: new sod and stone patio, side garden: new sod, balcony and railings in 2017. Sprinkler system: front, side and back in 2018. Complete repointing of the wall on the garage side in 2016. Six (6) window wells were installed in 2017. Complete repointing of the rear wall and replacement of window ledges in 2020. New garage door and garage door opener in February 2023. Please note that the date of manufacture for the water heater is July 2014, and it was installed in January 2015. Intact Insurance requires that gas water heaters be replaced within 12 years of their date of manufacture. Correspondence with our Insurance broker on this matter is available. Co-owners will share the replacement cost at 50/50. Exclusions (contd): Stainless steel bathroom waste baskets and toilet brushes in the powder room and family bathroom. Veranda swing and hammock frame in the garden. Seven (8) flower pots and decorative flower black-wicker-type stands are located in the back garden and side balcony, as well as three(3) terracotta flower pots (one located at the bottom of back garden stairs and two (2) are located on side garden balcony. The Square footage for the unit, as per the Certificate of Location( a new one is on order), includes the garage.

Included:

Refrigerators in kitchen and basement, dishwasher(2021), countertop stove, built-in self-cleaning oven (2021), Maytag commercial washer and dryer (2017), two fan-style light fixtures installed in kitchen and den. All inclusions are without warranty; thus, there is no legal warranty on domestic appliances and the two light fixtures. Basement built-ins. All lacquered shutters as installed throughout the basement. Awning over the rear balcony. Alarm system, contract with Telus at $32 PM

Excluded:

All light fixtures in hall, dining room, main bedroom, powder room. All mirrors in living room, dining room and main bedroom. All window treatments on main floor. Antique wall-mounted brackets in main bedroom and family bathroom. Fireplace accessories All personal items including furniture, rugs, and all decorative objects such as paintings, mounted antique fans and antique plates, mounted silk Chinese scene in den as well as double wine cellar in basement, bbq.See addendum for other exclusions

Location