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North Oakville (The Preserve) vs. South Oakville: A 5-Year Appreciation Analysis
Monday Dec 15th, 2025
Quick Summary: Investment Verdict (2020-2025)
Which area of Oakville offers better investment returns? It depends on your strategy. North Oakville (The Preserve) has offered higher volatility but excellent rental cash flow due to newer, maintenance-free stock. However, South Oakville (Morrison/Old Oakville) remains the "gold standard" for asset preservation, seeing steadier, long-term appreciation driven by land scarcity rather than market hype. In the 2024-2025 market correction, South Oakville's luxury sector proved more resilient than the North's higher-density subdivisions.
Oakville is often treated as a single market, but investors know it is really a "tale of two cities." North of Dundas (The Preserve) represents the new, modern suburban dream, while South of the QEW (Morrison, Eastlake) represents historic prestige and massive lot sizes.
After analyzing the last 5 years of sales data, we've broken down how these two giants compare for future growth.
5-Year Trend: Price Per Square Foot (Avg.)
The chart below illustrates the "COVID bump" and the subsequent market correction. Notice how South Oakville (Morrison) maintained its value premium even as the market cooled.
*Estimates based on detached home sales. South Oakville values heavily influenced by land value.
North Oakville (The Preserve): The Cash Flow Play
The Preserve is Oakville's answer to modern urbanism. Homes here are typically less than 10 years old, featuring open concepts, 10-foot ceilings, and high-end builder upgrades. Because the homes are new, investors face near-zero maintenance costs for the first 5-10 years.
The Risk: Inventory is higher here. When the market softens, as seen in late 2024, dozens of similar townhomes hit the market simultaneously, creating price competition. However, rental demand is incredibly high due to proximity to the hospital and highways.
South Oakville (Morrison/Eastlake): The Land Bank
In the South, you aren't paying for the structure; you are paying for the dirt. Lots here are often 100ft x 150ft (compared to 38ft frontages in the North). This scarcity drives consistent appreciation.
The Opportunity: While entry prices are higher (often $2.5M - $4M+), the market is less volatile. During downturns, owners in South Oakville typically hold rather than sell, keeping inventory low and prices stable. It is a long-term wealth preservation strategy.
Head-to-Head Investment Profile
| Feature | North Oakville (The Preserve) | South Oakville (Morrison) |
|---|---|---|
| Investment Strategy | Rental Income / Utility Value | Land Banking / Redevelopment |
| Lot Sizes | Standard (34' - 45' Frontage) | Estate (60' - 100'+ Frontage) |
| Tenant Profile | Young Families, Hospital Staff | Corporate Relocations, Executives |
| Maintenance | Low (New Construction) | High (Older Homes/Heritage) |
| Liquidity | High (Quick to sell) | Moderate (Longer days on market) |
📈 North Oakville Strategy
If you are buying in The Preserve, focus on "unique" units. Look for premium lots backing onto the ravine or pond to differentiate your asset from the standard subdivisions. Check new listings here.
🏛 South Oakville Strategy
Buying in the South? Always check the heritage status. A non-designated property on a massive lot offers the highest appreciation potential for future redevelopment. See our guide on Heritage Home Costs.
The 2026 Outlook
As we look toward 2026, the gap between North and South may stabilize. North Oakville is maturing, with schools and parks finally completed, which will boost its "community value." Meanwhile, South Oakville remains the destination for Toronto's elite moving west.
If you are debating between a shiny new build or a massive lot with history, let us run the numbers for you. Use our home evaluation tool to see where your current equity stands before making a move.
Frequently Asked Questions
Which area has better schools: North or South Oakville?
Both are excellent but different. South Oakville is home to the prestigious Oakville Trafalgar High School (OTHS). North Oakville features newer, state-of-the-art facilities like Dr. David R. Williams and Oodenawi, which are rapidly climbing the rankings.
Is North Oakville cheaper than South Oakville?
Generally, yes. You can buy a modern 3,000 sq ft detached home in North Oakville for $1.8M - $2.2M. In South Oakville (Morrison), a similar sized home (likely older and needing renovation) would cost $3M+ largely due to the land value.
Which area is better for commuting to Toronto?
South Oakville offers faster access to the QEW and the express GO Train at Oakville Station. North Oakville has easy access to the 407 and 403, making it better for commuting to Mississauga or Markham, but slightly longer to reach Union Station.
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