The Millers Home Value Info Page

Your home is only worth what someone is willing to pay. The only way to know exactly what it is worth is to list it and get an offer. That is not what this is about, yet. I put this page together to give you an idea of the approximate retail value of your home. First, let's look at what real estate is doing in Royal Oak.

Next, we look at your home and make note of its most important features — square feet, finished basement, and so on.

80 Royal Oak Cape NW

Royal Oak

Sold Comparable Properties

April 1, 2026 through September 20, 2026

Now we start building our list of homes like yours that have sold. We only use homes that sold in the last 6 months, up through the day we update this page, so the prices match the market right now.

How We Filter the Sold Homes

• Same home type — for this house, a detached 2 storey.
• Ensuite must match yours (yes or no).
• Walkout basement must match yours (yes or no).
• Same garage family — attached stays with attached, and the same size.
• Living area within 300 square feet of yours, bigger or smaller.
• Lot no more than 1,000 square feet larger than yours.
• Same community first. If fewer than 5 homes qualify, we widen one step at a time — nearby community, then a slightly larger lot, then 350 square feet.
• Closer size, year built, and City assessed value rank higher. A blank assessed on MLS does not drop a home; we fill it from the City roll when we can.
• We keep the 5 closest matches.
• Then we add or subtract dollars for garage, finished basement, and central air so the sold prices line up with your house.

Side By Side Comparison

These are the homes most like yours that sold in your neighbourhood in the last 6 months.

Sold Home Listings (scroll through them)

The homes listed on the chart above are listed here. Click a property card below to see what the home looks like inside and outside. How does it compare to your home?

$785,000

331 Royal Oak Heath NW
2,669 sq ft · 4,262 lot · 4 bed · 3/1 bath · Double attached · Finished · No walkout · None · Built 2007
Sold 2026-06-16

Tap to view 40 photos

$840,000

311 Royal Oak Circle NW
2,606 sq ft · 5,112 lot · 4 bed · 3/1 bath · Double attached · Finished · No walkout · Central Air · Built 2004
Sold 2026-05-30

Tap to view 40 photos

$790,000

141 Royal Ridge Mount NW
2,524 sq ft · 5,920 lot · 3 bed · 2/1 bath · Double attached · Unfinished · No walkout · None · Built 2006
Sold 2026-06-26

Tap to view 40 photos

$879,900

127 Royal Birch Way NW
2,615 sq ft · 4,467 lot · 4 bed · 3/1 bath · Double attached · Finished · No walkout · None · Built 2006
Sold 2026-08-26

Tap to view 40 photos

$807,500

51 Royal Oak View NW
2,225 sq ft · 5,769 lot · 4 bed · 3/1 bath · Double attached · Finished · No walkout · Central Air · Built 2004
Sold 2026-05-22

Tap to view 40 photos

Indicated sold value

• Range is the price range homes most like yours are selling for.
• Middle of range is the middle sold price after we drop the lowest and highest sale.
• Dropped is the properties we dropped from the comparison to narrow the range your home is likely to sell in.

IMPORTANT: Remember this only compares the features of each home and does NOT factor in upgrades and the overall condition of the home. If your home is in immaculate shape and you have done upgrades like a kitchen reno or new flooring, your value would get closer to (or even exceed) the top of the range. The reverse is true.

The data alone cannot tell us what your home is likely to sell for. There is more work to do before we can say where your home would sit in this range. We have to walk through your home, and through the homes like yours that are for sale now, to land on a price range you can actually expect to sell for.

Active Comparable Properties

Now we move to homes that are like your home that are actively for sale. We filter the actively listed homes the same way we filtered the sold homes.

Side By Side Comparison (Active)

A Few Things I See

63 Royal Birch Point backs onto a green space — that has a value that your home cannot compete against unless you back onto a green space as well.

18 Royal Crest Way looks to be in good condition overall and looks to have new LVP on the main floor.

You are on a corner lot and your lot is much bigger, so that would also increase your value vs these 2 properties.

Finally, if you look at days on market (DOM), you can see both of these homes have been for sale far longer than the community average. This tells us that they are overpriced.

Sold Home Listings (scroll through them)

Tap a card to scroll photos. Open listing goes to jasontodd.ca.

$929,900

63 Royal Birch Point NW
2,270 sq ft · 4,791 lot · 4 bed · 3/1 bath · Double attached · Finished · No walkout · None · Built 2003
Listed 2026-07-30

Tap to view 40 photos

Open listing

$864,000

18 Royal Crest Way NW
2,253 sq ft · 5,227 lot · 4 bed · 3/1 bath · Double attached · Finished · No walkout · Central Air · Built 2002
Listed 2026-08-07

Tap to view 40 photos

Open listing

Indicated active asking

See all active listings in Royal Oak on jasontodd.ca

So what do we know?

• We know that detached home prices are dropping.
• We know that if you price it right, you can expect to sell in about 20 days.
• We know you should expect to sell below your assessed value.
• We know that if you were to list right now, you would be directly compared to the homes listed for $929,900 and $864,000. If people walked through those homes, would yours show better or worse? That would affect your listing price.
• We know that if people walked through your home and were considering making an offer, their realtor would show them what homes like yours have sold for. Again, how would your home compare to those homes?

What Do You Think Your Home Would Sell For?

Based on all this data and assuming you took a good look through the sold and active listings, what do you think you could list your home for and what do you think it would sell for? I'll watch for your email or text!

Source: MLS® sold records (Pillar 9 / CREB®). Neighbourhood charts use the same dates each year: January 1 through September 20, 2026, detached homes in Royal Oak only. Comp worksheet: 12 solds qualified in the 6-month window. Not an appraisal.