Homes For Sale in Oriole Park

About Oriole Park

Oriole Park is a land-lease adult-lifestyle community in Middlesex Centre operated by —. Homes are typically bungalows and low-maintenance designs aimed at the 55+ buyer.

Adult-lifestyle communities turn over steadily as owners downsize or relocate. Every listing below sits inside the community boundary shown on the map.

The homes of Oriole Park

Oriole Park, at 22790 Amiens Road in Komoka, is a land-lease 55-plus community of detached modular bungalow-style homes — and the listings read like a resort brochure because the community is genuinely amenity-heavy. Homes are one-level modular designs: #51, listed at $269,900, offered 1,103 square feet with one bedroom, two bathrooms, cathedral ceilings, a gas stove and a fireplace; #142, an original-owner 2017 modular at $415,000, ran about 1,250 square feet with two bedrooms, two bathrooms, a den with patio doors and a 24-by-18-foot private deck. A third listing at #56 was offered at $324,900.

The price band seen — roughly $270,000 to $415,000 — reflects vintage and condition more than size: newer or upgraded modular homes with new furnaces, carports and finished outdoor living price at the top. All homes sit on leased sites, so the purchase price is for the structure only — compare against land-lease sales inside the community, not against freehold Komoka bungalows. The outdoor living emphasis — large private decks, gazebos, porches and sheds — shows how residents actually use these homes: the deck is the second living room for much of the year.

How Oriole Park works: tenure and fees

Oriole Park runs on home ownership plus land lease: residents own their modular homes and lease the sites beneath them, with the current site lease governing the monthly obligation. Regional adult-lifestyle guides present Oriole Park as an active 55-plus community — stronger age language than many land-lease parks use — but the enforceable occupancy terms are in the current lease and community documents, so have your lawyer confirm them rather than relying on the marketing. That 55-plus presentation is a market signal as much as a legal one — it shapes the buyer pool and the community culture.

No current fee schedule was verified in this research, so get it in writing before offering — along with the increase history, the lease term and renewal provisions, transfer and buyer-approval requirements, and exactly which services the fee covers. Arrange financing with a lender familiar with land-lease and modular homes, since both the tenure and the construction type affect mortgageability and insurance. Also confirm the community's policies on visitors, guests and home-based activities — resort-style communities sometimes manage these more actively than buyers expect.

Amenities and daily life

The amenity list is the longest in this batch: a clubhouse with a salon and spa, golf simulator, fitness centre, pickleball court, library and a licensed bistro/bar; dog grooming services; koi ponds and landscaped gardens; shuffleboard; an off-leash dog park; an inground pool; and shared barbecue and firepit areas — with dedicated on-site management. Listings describe it as a gated, year-round 55-plus community with resort-style amenities, and the calendar of activities matches that billing. The licensed bistro/bar is a distinctive touch — an on-site gathering place with food and drink service gives the community a resort feel that activity rooms alone can't create.

Daily services run through Komoka and nearby London: groceries, pharmacy, dining and medical care are a short drive, with London's full hospital and specialist infrastructure about 20 minutes east. Komoka Provincial Park's trails are close for walkers. This is managed-community living at full volume — the lifestyle suits buyers who want the social program, not just the bungalow. London's specialists, shopping and airport are all within easy reach, and the 402 corridor keeps Sarnia and the wider southwest accessible — the location works for buyers with family scattered across the region.

Location and getting there

Oriole Park sits in Komoka, in Middlesex Centre, just west of London with quick access to Highway 402 and the 401 corridor. London — employment, hospitals, shopping, the airport — is about 20 minutes east; Strathroy is 20 minutes west. For buyers with family across southwestern Ontario, the highway access is a genuine asset. Strathroy is 20 minutes west for an alternative service centre, and the Komoka village core covers immediate needs — the community is well positioned between town and city.

A car is required for daily life; there is no transit to the community. The gated entry and private roads mean confirming winter maintenance standards in the current documents — the community's managed-services model should cover roads and common areas, but verify the exact split for driveways and walkways. Also confirm how the gated entry handles visitors, deliveries and emergency services — gated communities vary in their procedures, and clarity before moving day prevents frustration, particularly for family members visiting regularly.

Oriole Park market snapshot

Oriole Park resales surface regularly for a land-lease community, with the asking prices seen spanning $269,900 to $415,000. Smaller or older modular homes cluster at the lower end; newer, upgraded homes with finished outdoor living at the upper end. The community's heavy amenity load supports demand — buyers are paying for the resort package as well as the home — but it also means the monthly fee deserves close scrutiny. The resort-amenity premium also means comparing against non-amenity land-lease options — buyers should decide consciously whether they'll use the clubhouse package enough to justify its cost in the monthly fee.

Price against recent land-lease sales inside Oriole Park and comparable Middlesex County land-lease communities, and underwrite the total monthly carrying cost including the site fee's increase trajectory. A $269,900 home with a steeply rising fee can cost more over a decade than a $415,000 home on a stable one — get the fee history in writing. Also pull the fee history for the community specifically — with extensive amenities, the capital-replacement cycle for the pool, clubhouse and grounds equipment is the long-term cost driver to watch.

Buying in Oriole Park: what to check

The site lease comes first: monthly fee and inclusions, increase formula and history, lease term and renewal, transfer fees, buyer approval, and the age, occupancy, pet, rental and alteration rules. Because the community is presented as 55-plus, confirm the exact eligibility provisions with your lawyer. Confirm financing and insurance with providers experienced in land-lease modular homes before waiving conditions. Also ask about the community's long-term capital plan for its extensive amenities — resort facilities are wonderful until they need major renewal, and the reserve planning tells you whether the fees are keeping pace.

Inspect the home thoroughly — modular-construction specifics (support system, skirting, moisture barriers), roof, furnace, and the condition of decks, carports and sheds. With an amenity package this extensive, also ask about the long-term capital plan for the clubhouse, pool and other shared facilities: resort amenities are wonderful until they need a new roof. For the outdoor living spaces specifically, check deck structures, gazebos, sheds and carports for condition and permits — these features add real value when sound and real liability when they're not.

Frequently Asked Questions