River Heights is an established riverside neighbourhood, and homes there often carry a premium tied to lot location and mature landscaping, which a comparable-sales approach captures far better than a citywide average ever could.
The variable that separates two similar-looking River Heights houses is usually what has been done inside: a kitchen renovation, a finished basement with a permitted secondary suite, or updated mechanical systems, none of which show up in public records or an online estimate.
Getting an actual number for your specific address means comparing it to what has genuinely sold nearby, adjusted for those improvements. Get your hand-reviewed valuation from Joel Dyck.