This is a southeast neighbourhood developed largely since 2010, built around a constructed lake and green space, with a mix of detached homes, semi detached homes and townhouses from a small number of builders. Because homes were completed in waves, a seller usually has close comparables from the same builder and the same year, which makes pricing more precise than in a mature neighbourhood.
Precision cuts both ways. When five similar homes are available, buyers compare them directly and an overpriced listing is obvious within days. With 1.63 months of supply across the city there is not much room for a seller to sit and wait for the market to catch up to an ambitious number.
The differentiators are what owners added after possession. Developed basements, decks, fences, landscaping, a bonus room finished later, upgraded flooring: these routinely cost tens of thousands and appear in no public record, so automated estimates and assessment values read every home on the street as identical. Joel Dyck measures and prices those additions instead of averaging the block.
Get your hand-reviewed valuation from Joel Dyck.