Village Score 7.5/10
About South Erin Mills
South Erin Mills consists of large area from Dundas W in the south to highway 403 in the north, and from the west side of the credit river to the border of Oakville. It includes the smaller neighbourhoods of west Erin Mills, South Common/Council Ring, Pheasant Run and Bridlepath/ Sawmill Valley, each with their own character.
With the exception of west Erin Mills (developed in the late 1980’s), homes in the older areas of Erin Mills (south of highway 403) were developed in the 1970’s. South Erin Mills was designed when the ideal community was a mix of semi’s with detached homes, along with separate and distinct areas for more elite homes. In certain areas of Erin Mills there is a larger than average proportion of multi family homes and town houses, which has impacted the demographic characteristics of Erin Mills.
South Erin Mills Real Estate Info
The are 4 areas that comprise South Erin Mills. Council Ring & Pheasant Run were designed for middle class families, with a mix of semi’s and smaller detached homes. The Sawmill Valley/ Bridlepath neighbourhood and West Erin Mills was designed to be more prestigious, with mostly large brick homes. Prices in Erin Mills can vary greatly depending on what part of Erin Mills interests you.
Your Typical Neighbour
The 4 areas of South Erin Mills vary greatly, from upper class families to the middle class and working class families. Some areas of Erin Mills have a higher proportion of multi-family dwellings, which is not always what the single-family buyer wants. Your neighbours vary greatly in each sub area of Erin Mills.
Score Factor 1 : Housing Characteristics
West Erin Mills
- This area was built predominantly in the 80’s, one of the later developments for South Erin Mills
- West Erin Mills was built much like Central Erin Mills, with very large brick homes intended to make a formidable impression
- The lots are smaller, with an fair amount of frontage, so you will find many backyards to be tight
- You will see some streets with beautiful curb appeal, and some streets where the landscaping and maintenance of the homes is lacking
- Prices range from $750,000 for a good size family homes to $950,000 and up for the biggest homes.
70’s Style Family Homes
- Typically found in the Counbcil Ring and Pheasant Run areas of Erin Mills
- Detached and Semi detached homes are the most common
- Homes typically have good lot
- Prices range from $600,000 (semi) to $700,000+ for detached
- This is the crowning Jewel of South Erin Mills, with large family homes and Executive homes that are on wide lots and have beautiful curb appeal.
- In Sawmill Valley, there are also a good number of smaller homes, semi’s and townhomes that allow young families to get a foothold into the neighbourhood.
- Prices range from $700,000 for a small detached home to $1 million for a large home in Sawmill Valley. Be prepared to start at $1 million for a stately home in Bridlepath.
- Homes in South Erin Mills are always in demand due to its great location. Even homes in the less desirable of areas are still in demand because of the good value
- There are many homes in Erin Mills that have premium lots backing onto green space or parks.
- Even many of the semi-detached homes in South Erin Mills are a very good size, relative to new builds. There are many 4 bed semi detached homes that are in the 2000 sqft range.
- Some homes south Erin Mills will require cosmetic updating to bring them up to modern day standards, and those that have been upgraded command a higher price
- Smaller homes often lack amenities commonly found in newer homes such as ensuite bathrooms
- Certain areas in South Erin Mills have a high proportion of basement rental apartments due to the design of the homes. The higher proportion of population who are not home owners leads to less desirable curb appeal and higher lack of maintenance.
Score Factor 2: Quality & Ranking of Schools
- The high school that I attended, Loyola Catholic Secondary School moved into a state of the art, newly built facility in the fall of 2012 and it is expected to have a positive impact on its ranking. As of 2012 it was already in the top 33% of all Ontario schools and I expect it to soon make the list of the TOP TEN high schools in Mississauga.
- If your child enrols into the Extended French Immersion Program (Grade 7) s/he can attend Lorne Park Public Secondary school which is in the top 5% of all Ontario schools.
- The primary schools in Sawmill Valley, Sawmill Valley (Public) and St. Mark’s (Catholic) are both very good schools.
- Erindale Public Secondary is just barely in the top 50% of all 718 Ontario Secondary schools. It offers all the standards of education but If you want your child to attend a top school, Erindale does not hit the mark.
- If your child enrols into the early French Immersion Program (Grade 1) they will then attend Clarkson Public Secondary School, which is only slightly higher in the ranking.
Score Factor 3: Community “Vibe” and Amenities
- As with much of West Mississauga, South Erin Mills delivers an abundance of trails and parks. There is a large interconnected trail system which links the majority of streets and parks together.
- Access to the highways is excellent, so if you need to commute to work, this area is ideal
- It is fairly close to large shopping centres, with many box stores and chain restaurants.
- West Erin Mills has fallen out of high reputation, despite the large family homes. It backs onto industrial complexes, there has been more crime reported in the area, and there is a more transient mix of residents due to the duplexing of homes. It should be interesting to see whether the new Loyola Secondary School makes any positive impact for the neighbourhood.
- There is a disproportionately high number of rental complexes along Collegeway that are less desirable to live by.
Score Factor 4: Overall Affordability & Value
- The affordability of South Erin Mills is on par with the rest of Mississauga and has good sized family homes on good lots. Due to the mix of housing and the age of the area, it keeps prices in the $600,000 range, with bigger homes closer to $800,000
- For the family buyer with above average means, Bridlepath, Sawmill Valley and Mississauga Road areas are highly elegant and desirable areas, with prices starting around $700,000 for small homes, and going up past $1 million for premium lots and homes.
- There is good value for the price of the average family home, since there is access to great parks, good schools, and transit.
- In the higher priced neighbourhoods, the family buyer doesn’t get as much for their money in terms of amenities or schools compared other areas at the same price point.
- If you are into renovating, there are plenty of opportunities to add value.
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