1529 Venetia Drive · Coronation Park, Oakville
Three homes in this pocket set the reference points for this one. Here is what each of them sold for, every measurable way this house differs from them, and what the Oakville market has been paying for each of those differences.
There is no asking price and no opinion of value on this page, on purpose. Bring your own read, or your agent's. The numbers are here so both sides can start from the same page.
Comparable addresses are withheld. Everything else about each sale is published in full, from assessment and board records.
The comparable sales
The closest matches in size, land, position and age. Prices and days on market are TRREB records; specifications are from each property's own assessment report.
Sale A
$4,750,000
New build, 801 m from the lake
Its listing photographs show a pool. That pool is a drawing, marked forty by sixteen, design ready. The assessment record shows no pool at the property.
Sale B
$4,900,000
Twelve years old, 368 m from the lake
It sold in a single day at $4,998,000, after an earlier attempt at $6,125,000 failed to find a buyer.
Sale C
$5,437,000
New build, 712 m from the lake
The highest price any new build in this pocket has reached, and it sold fifteen months ago.
Side by side
Every row is from the assessment record, so all four are measured the same way. Finished area includes the basement.
| 1529 VenetiaThis home | Sale A$4,750,000 | Sale B$4,900,000 | Sale C$5,437,000 | |
|---|---|---|---|---|
| Year built | 2023 | 2025 | 2014 | 2024 |
| Above grade | 4,471 sq ft | 4,497 sq ft | 4,636 sq ft | 3,990 sq ft |
| Finished basement | 1,925 sq ft | 1,976 sq ft | 2,608 sq ft | 2,156 sq ft |
| Total finished | 6,396 sq ft | 6,473 sq ft | 7,244 sq ft | 6,146 sq ft |
| Lot | 16,117 sq ft | 11,326 sq ft | 16,553 sq ft | 11,326 sq ft |
| Lot in acres | 0.37 | 0.26 | 0.38 | 0.26 |
| Frontage | 116.43 ft | 90.00 ft | 125.00 ft | 141.61 ft |
| Lot shape | On a curve | Regular | Irregular | Corner |
| Metres to the lake | 410 m | 801 m | 368 m | 712 m |
| Bedrooms | 5 | 4 | 4 | 4 |
| Bathrooms | 5 full, 1 half | 5 full, 1 half | 3 full, 2 half | 5 full, 1 half |
| Garage | 535 sq ft, 2 cars | 390 sq ft, 2 cars | 679 sq ft, 4 cars | 482 sq ft, 2 cars |
| Pool | 512 sq ft | None | 680 sq ft | 512 sq ft |
| Fireplaces | 1 | 4 | 2 | 2 |
Swipe the table sideways to see every column.
The assessment record dates this home to 2023; the listing describes it as a 2024 build. This table uses the assessment year for all four homes so the comparison sits on one basis.
The record counts bedrooms differently across the four, showing five here and four at each sale. All four homes are four bedrooms above grade with a fifth below, and each of the three sales carries more finished basement than this home. Do not read the bedroom row as a difference.
The differences
No home is a perfect match, so both directions are shown. Red favours 1529 Venetia, grey favours the sale it is compared to.
| 1529 Venetia is | against Sale ANew build, 801 m from the lake | against Sale BTwelve years old, 368 m from the lake | against Sale CNew build, 712 m from the lake |
|---|---|---|---|
| Frontage | ▲26 ft wider | ▼9 ft narrower | ▼25 ft narrower |
| Land | ▲4,791 sq ft more | ▼436 sq ft less | ▲4,791 sq ft more |
| Distance to the lake | ▲391 m closer | ▼42 m further | ▲302 m closer |
| Total finished area | ▼77 sq ft less | ▼848 sq ft less | ▲250 sq ft more |
| Pool | ▲512 sq ft against none | ▼512 against 680 sq ft | =Both have one |
| Age, this home today against that home on its sale day | ▼2 years older | ▲9 years younger | ▼2 years older |
Swipe the table sideways to see every column.
What the differences are worth
Fitted on real Oakville transactions with the other characteristics held constant. Each rate carries its sample and the range the record supports. Where two methods disagreed, the more conservative one is published.
The market itself
Down 0.44% a month
About 5.2% a year. Measured like for like, holding size, lot, distance to the water, age, bedrooms and bathrooms constant, so a change in which houses happened to sell cannot move it.
Distance to the lake
1.259% per 100 m
Every 100 metres closer to the water adds about 1.26%. The premium concentrates in the first blocks. Inside 400 metres it runs 1.70% per 100 m.
Land
$156 a square foot
Land does not price in a straight line. Each additional foot is worth less than the one before it, so a lot 42% larger carries about 14% more land value, not 42%.
Finished area
3% for every 10% more
Ten per cent more finished space adds about 3% to the price, not 10%. Square footage carries far less weight at this level than most pricing assumes.
A pool
6.24%
Measured on large homes, where a pool reads as expected rather than as a bonus. A second method across 29 matched groups puts it at 6.5%.
Age
0.624% a year
The smallest adjustment here, and the one most people overestimate. Holding size, lot, position, bedrooms, bathrooms and pool constant, two years of age is worth about 1.2%.
What the tape measure misses
Price all 228 sales at three million and up on their measurable features, then apply that model to these three. The two new builds beat it badly. The twelve-year-old landed on it.
| Sale | What the features predict | What it actually sold for | Gap |
|---|---|---|---|
| Sale ANew build | $4,235,332 | $4,750,000 | +12.2% |
| Sale CNew build | $4,454,713 | $5,437,000 | +22.1% |
| Sale BTwelve years old | $4,780,102 | $4,900,000 | +2.5% |
Swipe the table sideways to see every column.
Whatever buyers here pay for a new house is not captured by size, land or position. It is already inside both new sale prices, and it is missing from the twelve-year-old. 1529 Venetia was built in 2023. Where a three-year-old home sits between those two behaviours is the largest open question in any comparison of these three sales, and it is worth more than every other adjustment on this page put together.
Frontage
Frontage is measured on the listing rather than reported as a band, so it compares directly. This home has 116.43 ft.
| Frontage | Sales | Median sale price | Most common size |
|---|---|---|---|
| Under 50 ft | 746 | $1,800,000 | 2,500 to 3,000 sq ft |
| 50 to 64 ft | 570 | $1,915,000 | 2,500 to 3,000 sq ft |
| 65 to 79 ft | 201 | $2,260,000 | 3,000 to 3,500 sq ft |
| 80 to 99 ft | 101 | $2,375,000 | 3,500 to 5,000 sq ft |
| 100 to 124 ftThis home | 110 | $3,200,000 | 3,500 to 5,000 sq ft |
| 125 ft and up | 41 | $3,320,000 | 5,000 sq ft and over |
Swipe the table sideways to see every column.
The market
A median moves when the mix of houses moves, so this compares like with like. Across 1,788 Oakville sales that gives 0.44% a month, about 5.2% a year.
The same house, tracked month by month, April 2024 to August 2026. This is an index of the market at three million and up, not a valuation of any one property.
There is no price per square foot on this page. The board records living area as a range, not a measurement, so any price per foot divides a real price by the midpoint of a bracket. The figure above uses 1,788 sales and holds the house constant instead.
Every sale, not just the three
Every detached home in this pocket that closed at three and a half million or more this year, published whole so the choice of three comparables can be checked.
| Sold for | Closed | Age | To the lake |
|---|---|---|---|
| $4,900,000Sale B | 20 May | 12 years | 368 m |
| $4,750,000Sale A | 25 May | 1 year | 801 m |
| $4,625,000 | 19 Mar | 16 to 30 years | 289 m |
| $4,500,000 | 3 Jun | 0 to 5 years | 224 m |
| $4,200,000 | 8 Apr | 6 to 15 years | 649 m |
| $4,000,000 | 15 Jul | New | 278 m |
| $3,875,000 | 30 Jul | 16 to 30 years | 185 m |
| $3,500,000 | 20 Apr | 0 to 5 years | 591 m |
Swipe the table sideways to see every column.
Where every figure comes from
Nothing here is an estimate and nothing is rounded to make a point. Every figure traces to a record.
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