How would you value this Toronto townhouse with only one completed comparable?

The three active listings may still reveal the seller’s competition, but not what buyers have accepted. I’d track whether they remain available, change price or complete while the analysis is underway. Until then, the single completed comparable deserves more weight, subject to all the similarity questions already raised.
 
Price per square foot is useful as a final reasonableness test, not the main calculation here. A 1-bed townhouse bundles land or common-element interests, entrances, stairs, exposure and amenities into the price. Dividing by 910 can hide rather than explain those differences.
 
For the appraiser, I’d bring the completed sale, all three listings, the ownership and fee details, the basis for the 910 sq ft measurement, parking and outdoor-space rights, an insurance quote, and a short list of condition items. Ask for the adjustments to be explained separately so you can see whether micro-location, tenure or condition is doing most of the work.
 
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