THE PROPERTY


 



Custom built in 1929 for a prominent Montreal family and lived-in continuously by them until late 2015, this lovely family home hugs the tranquil southern slope of Mount-Royal only a short walk from city center shops, offices and elite schools.

Completely reconstructed and refitted to the very highest standards by an experienced and reputable builder, working with a cutting-edge design team, this human-scale classic combines understated luxury with carefree livability.

An exceptionally comfortable residence nestled within green space at the foot of Mount-Royal.

Secure and extremely private yet immediately accessible to the virtually unlimited range of outdoor activities offered by one of the most acclaimed urban parks in the World.

A beautifully configured, gated backyard carefully incorporates the most desirable garden amenities including tranquil seating and dining spaces, flower beds, decorative shrubbery, a lovely deck directly off the second-floor master Bedroom suite and the design and permitting in place for an optional, sensitively integrated, low-maintenance swimming pool.

Comprising four floors of efficiently interconnected living space, including five delightful bedrooms, three luxurious bathrooms, two powder rooms, a state-of-the-art kitchen and provision for a media room, wine cellar, gym and office, this exceptionally spacious prestige property has been built with integrity to provide years of reliable functionality and enjoyment.

An entirely new front entrance garden staircase and immediately adjacent street-level two car garage complete this very welcoming family home.

FOUNDATIONS

Existing Concrete Foundation Walls with New Waterproofing Membrane and French Drains on the Uphill and East Side Walls;


 

FRAMING

Floors (Ground):

Sturdy quality wood floor joists (true dimensions) built in 1929;
New ¾” Plywood Tongue & Groove subfloor glued and screwed;
New DOUBLED ¾” Plywood Tongue & Groove subfloor glued and screwed under all ceramics/marble floors;


Floor (Second & Third):

Sturdy quality wood floor joists (true dimensions) built in 1929;
Original ¾” wood plank subfloor built in 1929;
New DOUBLED ¾” Plywood Tongue & Groove subfloor glued and screwed under all ceramics/marble floors;


Exterior Walls / Roof – New Family Room Extension

Structural Grade Engineered Lumber (2”x6” @ 16” center to center) in New Walls;
Structural Grade Engineered Lumber (2”x12” @ 12” center to center) Roof Joists;
New Tongue & Groove Plywood (¾”) Sheathing, Glued & Screwed; Insulation;


Insulation

New Sprayed Urethane Insulation in New Extension, in Exterior Walls in Potentially High Humidity areas (Kitchen, Bathrooms & Basement Walls) as well asin the Dining Room floor (above the garage);



FEATURES & ΟPTIONS

New Master Bedroom Ensuite

Custom Designed Premium Storage Closets & Cabinetry, including Marble Vanities, Makeup Table and Built-In Storage Drawers with Display/Folding Surface;
New 10mm Tempered Glass Partitions between Master Bath & Dressing Room;
New 10mm Tempered Glass Partitions Around Custom Shower and Toilet Compartment;


New Rooftop Terrace – Above Family Room Extension

New 1”x6” IPE planks on 2”x6” Treated Wood Sleepers resting on 6”x6”x¾” Rubber Cushioning Pads;
Welded SOPREMA Membrane Roofing (Two Ply);
Maintenance Free, Powder Coated, Shop Painted, Aluminum Railings;


Wine Cellar

Complete Wine Cellar Temperature Control System with Gravity Evaporator;
Natural Wood Bottle storage/display system with 10mm Tempered Glass Enclosure;


Building Automation - INCLUDED

Integrated Electronic Lighting Controls;
Integrated Security Alarm System with wired Contacts to all exterior Openings;
Prewired for Integrated Sound / Video Systems;
Complete Data (Cat 6) & Telephone (Cat 5) Wiring;


Central Vaccum

New Complete (Dual Motor) Central Vacuum System Serving all Floors;


Fire Places

Four Fully Functional Existing Fireplaces Newly Converted to Natural Gas with electronic controls;



INTERIOR FINISHES

Floor Finishes - Ground Floor:

New ¾”‘ Herringbone’ Solid Oak Tongue and Groove Hardwood Floors (Stained and Varnished) in ALL rooms except Powder Room and Vestibule;
New Marble Mosaic Tiles (Floor & Walls) in Powder Room, installed on Schluter Membrane;
Existing Heritage Inlaid Marble Floor in Vestibule;


Floor Finishes - Upper Floors:

Majority Original ¾”Tongue & Groove Hardwood Floors (Newly Sanded, Stained & Varnished);
Partially, New ¾” Solid Tongue and Groove Hardwood Floors (Stained and Varnished to match the Existing);
New Marble Tiles (Floor & Walls) in Master Bathroom;
New Ceramic Tiles (Floor & Walls) in Other Bathrooms;


Floor Finishes - Basement:

New ¾” Engineered Hardwood Floors in Media/Exercise/Game Room;
New Ceramic Tiles in Mud Room, Hallway, Powder Room, Laundry Room & Wine Cellar;
New (Two Part) Epoxy Coating on Concrete Floor in Garage and Mechanical/Electrical Room;


Wall/Ceiling Finishes:

Original Plaster on Wood Lath on all Original Walls & Ceilings;
New 5/8” Fire Code Gypsum Board on all New Walls & Ceilings;
Original, Fully Restored, ‘Heritage’ Plaster Crown Mouldings in Dining Room, Living Room & Hallway;
New Plaster Crown Mouldings for Kitchen & Family Room to match Cabinetry Style;
Quality Benjamin Moore Paint (3 coats) on all Walls, Ceilings, Doors, Mouldings, Wood Trims & Baseboards;


Interior Doors & Woodwork

Newly Restored Solid Raised Panel Heritage Doors;
New Natural Solid Raised Panel Doors (to match Existing);
Newly Restored Solid Wood Baseboards, Casings and Trim;
New Solid Wood Baseboards, Casings and Trim to match Existing, where required;


Stairs & Railings

Existing Main Stair to Second Floor Restored, Stained and Varnished to match New Hardwood Floors;
Existing Stair to Third Floor Restored, Stained and Varnished including New Railing to match Main Stair;
New 10mm Tempered Glass Railing Around Third Floor Stair Opening;
New Stairs and Railing, from Basement to Ground Floor, to match Main Stairs;



EXTERIOR FINISH

Newly Restored Natural Stone Masonry on cast in place concrete Structure on all Original Exterior Walls;
New Natural Stone Masonry Veneer (to match Existing) on all New Family Room Extension Exterior Walls;
Newly Restored Natural Slate Roof Tiles on Original Solid Wood Structure for original House;
Newly Restored Copper Roof Flashing, Gutters and Downspouts;



EXTERIOR DOORS & WINDOWS

New Pella Wood/Aluminum Windows with Heritage Mouldings and Thermopane (Low-E, Argon) Glazing;
Fully Restored Solid Wood Main Entrance Door and Side Panels & Mouldings;
New Insulated Wood Garage Door with Automatic Garage Door Opener;
New Pella Wood Doors (Side, Back & Terrace) with Heritage Mouldings & Thermopane (Low-E, Argon) Glazing;



ELECTRICAL

New 400 Ampere Electrical Entrance with two 64 circuit Distribution Panels in the Basement and Second floor;
New/Recent Copper Distribution Wiring;
Radiant Floor Heating in all Bathrooms;
Decora Style Switches & Outlets;



LIGHTING

Recessed LED Ceiling Lights;
Suspended Fixtures (Dining Room & Kitchen Dining);



HEATING SYSTEM

Three (3) New Electric Powered, Central Heating & Air Conditioning Systems to provide Separate Control & Comfort for the three upper Floors;
New concealed, Acoustically Insulated, Galvanized Ductwork for HVAC Supply & Return lines;
Electronic Thermostats;
New Galvanized Exhaust Ductwork for all Bathrooms, Powder Rooms & Laundry Room with central extraction fans;
Radiant Heating Coils in all Existing Window Cabinetry;



KITCHEN & BUILT IN CABINETRY

Custom Designed Lacquered/Glazed Kitchen Cabinets Including Island;
Solid Granite Kitchen Counter Tops; Ceramic Tile Backsplash in Kitchen;
Fully Furnished Quality Kitchen Appliances including two dishwashers, a side by side Refrigerator/Freezer, Built-in Ovens and Microwave, as well as Natural Gaz Cooktop;
Custom Designed Lacquered Vanities in all Bathrooms;
Custom Designed Lacquered Cabinets for the Master Ensuite; Custom Built Tempered Glass Bathroom Partitions and Shower Enclosures;



PLUMBING

All New Above Slab PVC Drainage Pipes & Vents & Cast Iron Stacks;
All New PEXhot & Cold Water Supply Lines; New Natural Gas Entrance;
All New Designer Quality Plumbing Fixtures;
Showers with temperature control valves;
One (1) new 60 imperial gallon Natural Gas Hot Water Tanks with an additional reserve Tank;
New Natural Gas Lines to Existing Fireplaces, Kitchen, and Exterior Barbeque;
Hot Water Recirculating Pump;
Sewer backup water valve;



MAIN ENTRANCE LANDSCAPING

New Stone Stairs, Landings & Retaining Walls;
New Landscaping Shrubs and Plantings;
New Rooftop Landscaping (in front) above Garage;