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At 22 Holbrook Avenue, the opportunity is not only in the home itself, but in the lifestyle that surrounds it. Set in an established West End neighbourhood, this property offers the kind of setting families appreciate: a larger fully fenced backyard, an 8x8 shed, nearby schools and recreation, and plenty of green space to enjoy. Bowring Park and its walking trails are only minutes away, while shopping, restaurants and everyday amenities are close at hand. With the Columbus Drive interchange nearby, getting around the city is easy too. Inside, the main level offers three bedrooms, a full bathroom and bright living spaces. Patio doors from the dining room open to the rear patio and backyard, creating a natural connection to the outdoors and park beyond. Downstairs, a two-bedroom, one-bathroom in-law suite with an updated bathroom provides flexibility for extended family or additional living space. Laundry is shared, and the suite is not registered as a separate apartment. The home is being sold As Is, Where Is, allowing its next owner to see what is possible and make it their own. Improvements already completed include shingles in 2023, a mini-split installed in 2024 to complement the radiant hot water heat, new ceilings in several main-level rooms and PEX plumbing throughout most of the home, excluding the main kitchen. 22 Holbrook is about seeing beyond today. It is the chance to have space for a family to grow, a backyard to enjoy, a park at your doorstep and the freedom to create a home that reflects how you want to live. The fireplace is not WETT certified; a known leak at the main kitchen sink will be disclosed. Any home inspection is for the purchaser's information only. 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This beautifully maintained home welcomes you with a spacious foyer and an impressive open-concept layout designed for both everyday living and entertaining. The gorgeous gourmet kitchen is truly a chef\u2019s dream, featuring built-in appliances, ample cabinetry and beautiful finishes. Throughout the main level, you\u2019ll find stunning hardwood and ceramics, crown mouldings, and a propane fireplace that creates a warm and inviting atmosphere on those cozy evenings. The spacious primary bedroom offers a fabulous walk-in dressing room with an abundance of shelving and storage. A Bonus home buyer\u2019s dream! Two additional generous-sized bedrooms provide plenty of space for family, guests or a home office. The main bathroom is beautifully finished and features a separate stand-up shower. The lower level offers even more living space with a spacious family room, additional large bedroom with walk in closet, large storage room, laundry area and extra storage space. A 12\u2019 x 20\u2019 attached garage provides plenty of room for your vehicle, toys and equipment. Step outside to the fully treed private green belt lot that is fully fenced, large patio\u2014perfect for relaxing, entertaining and enjoying warm summer days and evenings. Filled with comfort throughout, this exceptional bungalow is ideally located close to schools, shopping, parks and many amenities. A wonderful opportunity to own a beautiful home in a sought-after west-end location! 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This beautifully maintained home welcomes you with a spacious foyer and an impressive open-concept layout designed for both everyday living and entertaining. The gorgeous gourmet kitchen is truly a chef\u2019s dream, featuring built-in appliances, ample cabinetry and beautiful finishes. Throughout the main level, you\u2019ll find stunning hardwood and ceramics, crown mouldings, and a propane fireplace that creates a warm and inviting atmosphere on those cozy evenings. The spacious primary bedroom offers a fabulous walk-in dressing room with an abundance of shelving and storage. A Bonus home buyer\u2019s dream! Two additional generous-sized bedrooms provide plenty of space for family, guests or a home office. The main bathroom is beautifully finished and features a separate stand-up shower. The lower level offers even more living space with a spacious family room, additional large bedroom with walk in closet, large storage room, laundry area and extra storage space. A 12\u2019 x 20\u2019 attached garage provides plenty of room for your vehicle, toys and equipment. Step outside to the fully treed private green belt lot that is fully fenced, large patio\u2014perfect for relaxing, entertaining and enjoying warm summer days and evenings. Filled with comfort throughout, this exceptional bungalow is ideally located close to schools, shopping, parks and many amenities. A wonderful opportunity to own a beautiful home in a sought-after west-end location! 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Whether you\u2019re purchasing your first home, growing your investment portfolio, or looking for a property that helps offset your monthly mortgage, this home delivers exceptional value at every turn. The bright and inviting main floor offers three bedrooms, a renovated bathroom (2023), and a beautiful, fully renovated kitchen (2023) designed for everyday living and entertaining. A mini-split heat pump, installed in 2021, provides efficient year-round comfort, while fresh paint throughout (July 2026) and a newly renovated laundry room (July 2026) make the home feel move-in ready. Downstairs, the registered two-bedroom basement apartment offers its own private entrance and excellent income potential, making homeownership more affordable while maintaining privacy for both units. Outside, the property continues to impress with two separate driveways, providing dedicated parking for both the main residence and basement apartment. Exterior improvements include new windows, doors, and rear patio completed in 2020, while the roof is approximately 15 years old. Location is everything, and 61 Reid St. truly delivers. Situated just minutes from Bowring Park, the Waterford Valley trail system, schools, shopping, restaurants, recreation, and everyday amenities, this home offers the perfect balance of peaceful cul-de-sac living with exceptional convenience. Whether you\u2019re searching for your first home with built-in mortgage assistance or a smart investment in a highly desirable neighbourhood, this property is one you won\u2019t want to miss. As per Seller's Direction, no conveyance of offers until 5pm August 4th, with offers to be left open until 10pm, Aug. 4th. 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Whether you\u2019re purchasing your first home, growing your investment portfolio, or looking for a property that helps offset your monthly mortgage, this home delivers exceptional value at every turn. The bright and inviting main floor offers three bedrooms, a renovated bathroom (2023), and a beautiful, fully renovated kitchen (2023) designed for everyday living and entertaining. A mini-split heat pump, installed in 2021, provides efficient year-round comfort, while fresh paint throughout (July 2026) and a newly renovated laundry room (July 2026) make the home feel move-in ready. Downstairs, the registered two-bedroom basement apartment offers its own private entrance and excellent income potential, making homeownership more affordable while maintaining privacy for both units. Outside, the property continues to impress with two separate driveways, providing dedicated parking for both the main residence and basement apartment. Exterior improvements include new windows, doors, and rear patio completed in 2020, while the roof is approximately 15 years old. Location is everything, and 61 Reid St. truly delivers. Situated just minutes from Bowring Park, the Waterford Valley trail system, schools, shopping, restaurants, recreation, and everyday amenities, this home offers the perfect balance of peaceful cul-de-sac living with exceptional convenience. Whether you\u2019re searching for your first home with built-in mortgage assistance or a smart investment in a highly desirable neighbourhood, this property is one you won\u2019t want to miss. As per Seller's Direction, no conveyance of offers until 5pm August 4th, with offers to be left open until 10pm, Aug. 4th. 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