183 James Street S, Hamilton, ON L8P 3A8
Offered for only the second time since the 1950s, The John Patterson house is a landmark Hamilton mansion occupying a commanding corner at James South and Young. Known for its distinctive turret and imposing proscenium porch, this remarkable property is steps to St. Joseph's Hospital, the Hunter Street GO station, the Augusta Street restaurant district, the downtown core, major transit, restaurants, offices, and ongoing development. The location is unparalleled for exposure, appreciation, and access. Thoughtfully converted over time into a remarkable mixed-use building, it now offers a rare blend of heritage architecture, diversified income, and deep pride of ownership. The lower level fronts at grade onto Young Street and is home to two exceptional hospitality spaces, including a celebrated pizza shop and a beautifully designed dining room with a major recent high-end build-out. The sprawling main floor is a stunning professional office suite with private offices, open work areas, large kitchen, a spectacular boardroom, coffered ceilings, leaded glass, rich woodwork, and a grand entry foyer. The upper levels are equally memorable. The second floor is an elegant apartment with soaring ceilings, generous principal rooms, beautiful mouldings, abundant natural light, and exclusive rooftop patio access. The third floor has a distinctly urban, character-filled feel, with a skylit kitchen, spacious living area, large bedroom, and a spectacular turret room with dramatic windows and soaring ceiling height. Meticulously maintained, extensively updated, and rich with original detail, this is not just another mixed-use asset. Solid brick construction, slate roof, copper eaves/downspouts, rare on-site parking for up to 12 vehicles, and excellent tenants throughout make this a unique opportunity. This is a true Hamilton trophy property - a piece of the city's architectural fabric.
- MLS number
- X13761340
- Type
- Commercial Retail
- Status
- Active
- Bedrooms
- —
- Bathrooms
- —
- Postal code
- L8P 3A8
- Photos
- 48
- Property tax
- $24,098 / year
This home has been listed 3 times in the last two years. "This property" adds up the days each of those listings was actually on the market before being withdrawn, suspended or expiring — the quiet months between them are not counted.
Property details
As filed by the listing brokerage. Anything the board left blank is left out rather than shown as unknown — and none of it is guaranteed accurate by PropTx, so verify what you rely on.
Property
- Type
- Commercial Retail
- Class
- Commercial
- Age
- 100+
- Community
- Corktown
- Municipality
- Hamilton
- Cross street
- James at Young
- Zoning
- D1 - Downtown Central Business District
Parking
- Garage
- Outside/Surface
- Driveway spaces
- 12
Land
- Lot
- 58 × 136 feet
Heating, cooling and services
- Heating
- Water Radiators
- Cooling
- Yes
- Water
- Municipal
Listing
- MLS number
- X13761340
- Status
- New
- Previous status
- Draft
- Listed on
- 2026-09-09
- Expires
- 2026-12-31
- Taxes
- $24,098 (2026)
- Board
- Oakville, Milton & District Real Estate Board
Listing history
This address has been listed 4 times.
Where this home is
Where this address sits, matched against open government data.
Matched to a published address point for this address.
Schools
The school boundaries this address is inside, and the schools nearest it. Boards redraw boundaries and cap programs — confirm with the board before this affects a decision.
Other schools nearby
By distance from this address, not school boundary — a school 400 m away can be in another school’s attendance area.
| School | Level | Distance | Rating |
|---|---|---|---|
| Central Junior Public School Hamilton-Wentworth DSB | Elementary | 434 m | / 10 41% met the standard · 3 of 6 measures |
| Queen Victoria Elementary Public School Hamilton-Wentworth DSB | Elementary | 519 m | / 10 46% met the standard |
| Queensdale School Hamilton-Wentworth DSB | Elementary | 1.1 km | / 10 64% met the standard |
| Kanétskare Elementary School Middle School Hamilton-Wentworth DSB | Elementary | 939 m | / 10 68% met the standard · 3 of 6 measures |
| Dr. J. Edgar Davey Elementary Public School Hamilton-Wentworth DSB | Elementary | 1.1 km | / 10 49% met the standard |
| Hess Street Junior Public School Hamilton-Wentworth DSB | Elementary | 1.4 km | / 10 45% met the standard |
How the rating is calculated
EQAO — Ontario’s testing agency — publishes, for each school, the percentage of students meeting the provincial standard in Grade 3 and Grade 6 reading, writing and mathematics. The rating is the average of those percentages divided by ten. A school where 72% of students met the standard rates 7.2 out of 10.
Nothing is weighted or adjusted, and schools are not ranked against each other. Where EQAO withholds a result to protect the privacy of a small group of students, that measure is left out rather than counted as zero — so a rating built on fewer than six measures says so.
What it does not measure. It is one year of standardised testing in three subjects. It says nothing about teaching, programs, or whether a school suits a particular child, and it tracks neighbourhood household income closely enough that it partly measures the neighbourhood rather than the school. Treat it as one figure among many.
Source: Ontario Ministry of Education, School Information and Student Demographics (2024–25), Open Government Licence – Ontario.
H-Value
This neighbourhood
Statistics Canada 2021 Census, for the surrounding few blocks — about 1,473 people.
The neighbourhood, by the census
Statistics Canada 2021 Census for dissemination area 35250434 — the few blocks around this address, home to 1,473 people. It describes the area, not this property.
Percentages are of the 890 responses in this category. Statistics Canada rounds counts and withholds small ones to keep individuals unidentifiable, so categories with too few people to publish are absent rather than shown as zero.
Source: Statistics Canada, 2021 Census of Population. Contains information licensed under the Open Government Licence – Canada.
Work out the numbers
Everything below is calculated in your browser from figures you can change. Nothing is sent anywhere.
If you rented it out
Monthly rent starts from a rule of thumb — two per cent of the asking price a year — because no comparable lease was found nearby. Change it to anything you like.
How this is calculated, and what it leaves out
Canadian fixed-rate mortgages compound semi-annually, not monthly, so the monthly rate here is (1 + rate/2)1/6 − 1. Most calculators use rate ÷ 12, which is the American convention and overstates the payment by tens of dollars a month.
Below 20% down, default insurance is mandatory and is added to the loan rather than paid at closing: 2.80% at 85% loan-to-value, 3.10% at 90%, 4.00% at 95%. It is unavailable at or above $1.5M, which is why 20% is a hard floor there.
Not included: vacancy, property management, capital repairs, income tax, and the fact that a lender qualifies you at a stress-test rate rather than the one you are quoted. This is arithmetic on the numbers above, not a mortgage approval or an opinion of what you can afford.