The Lowdown on Lambton

Your Typical Neighbour

Wise speculators have been snapping up fixer-uppers here for some time. This has led to a solid demographic of growing families whose condos didn't accommodate them anymore, but who couldn't bear the upward pressure driving extreme price surges in downtown homes. Double income with kids is prevailing these days, alongside long time holdouts!

What We

We like to think we have a unique perspective on the quality of neighbours you're going to have here (full disclosure: we live here), and the area is improving rapidly from a commercial standpoint. It's the kind of neighbourhood where residents close down the street for a giant potluck each year, and being Baby Point's little sister doesn't hurt property values either. Nearby Junction & Bloor West provide all the 'downtown' neighbourhood feeling you could want. There are opportunities for business still lurking here as well.

What We Don't

The choice of restaurants and retail within a short walk is pretty limited--you'll need a bike ride or taxi.

While there are a number of apartment buildings and condos that have popped up along major thoroughfares, the majority of the neighbourhoods in Lambton are comprised of single family homes both semi and detached, and the style of home depends on which of the three major parts of the neighbourhood you're in. Generally the further east you go, brick and stone give way to vinyl siding, and the size of homes gradually shrinks.

Lambton is commonly thought to be divided into three pockets. Lambton Mills is the oldest section and focused around Old Dundas street. Some of the original small (but charming, and reasonably affordable) workman's cottages built in the early to mid-1800's can still be found here. These neighbourhoods that border the Junction are making a renaissance, and demand for older untouched homes that are being significantly renovated and re-sold as a slightly less expensive alternative to Baby Point or the downtown are having an impact on prices.

The Warren Park School area, more commonly referred to as the 'Valley' also lays claim to some of those workman's cottages, but the vast majority of houses here are semi-detached brick houses that were built in the 50's and 60's, many of which back onto and provide beautiful views of the Humber Valley.

Last, but certainly not least, are the early 1900's built brick and stone Tudor homes that lie North of Dundas Street in the Lambton Park pocket. We've chosen to separate the area north of the train tracks as the character is quite different and the tracks are a real mental as well as physical dividing line.

HOUSE STATS

2013 2014 2015 2016 2017
AVERAGE PRICE $542,147 $541,995 $639,123 $720,471 $873,911
PRICE: Low-High $301,000-$762,000 $330,000-$1,050,000 $375,000-$1,601,000 $450,000-$1,310,000 $430,000-$1,535,000
AVERAGE DAYS ON MARKET 16 15 15 12 13
# OF SALES 42 88 93 106 101

CONDO STATS

2013 2014 2015 2016 2017
AVERAGE PRICE $271,000 $269,571 $293,583 $344,000 $408,000
PRICE: Low-High $246,000-$285,000 $257,000-$285,000 $275,000-$325,000 $333,000-$355,000 $381,000-$435,000
AVERAGE DAYS ON MARKET 69 42 33 11 28
# OF SALES 3 7 6 2 2

Area: 2km

Population: 7,920

Demographics

Kids: 21%

Youth: 11%

Seniors: 11%

Visible Minority: 20.90%

Average Family Income: $170,271

Education

Lower Education: 43%

Higher Education: 10.60%

Home Ownership

Owned Homes: 1920

Tenanted Homes: 1235

Public, Separate, Private and Montessori options are all around. Some are a little closer than others, but a spare set of wheels for the Nanny will have the private schools in reach with little inconvenience.

ELEMENTARY SCHOOLS

Lambton Park Community School
Humbercrest Public School
St. James Catholic School
Warren Park Jr Public School

TTC offerings along Jane and Dundas offer relatively painless connections to the Subway. Highways are easily accessed, and Pearson Airport is shockingly close--a painless 15 minutes away.

About Lambton

The natural beauty of the Lambton area – with its hills, and dales, and old oak trees – is shaped by the picturesque Humber River Valley. Lambton gains its name from a flour mill ‘Lambton Mill’, built in 1845, that was once responsible for producing 150 barrels of flour daily. The mill has since shut down, and this now flourishing neighbourhood (see what we did there?) has become known for its charming homes and local parks.

Nearby Lambton Park provides a gateway to the 10+ kms of river-side trail and serves as a go-to destination for residents and weekend visitors. Smythe Park, also part of the parks network, offers bird watching in a wildlife protected area – where the Black Creek swerves through a number of ponds and marshes. This setting is ideal for walking, cycling, running, and hiking. Residents of the Lambton area, who are golfers, can often be found at the Lambton Golf and Country Club or Scarlett Woods Golf Course – located just a stone’s throw away.

The homes in the Lambton area can date as far back as the 1800s – with workman’s cottages, tiny homes once built for mill workers and their families, and old gardener homesteads offering a unique and special alternative to today’s box-ready homes. However, the bulk of housing found in “The Valley”, the area south of Dundas, consists of semi-detached brick houses built in the 1940s and 1950s.

 

If you’re thinking about moving to the Lambton area you’re someone who appreciates community, local schools, parks, fresh air, and the beauty of one’s natural surroundings.


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