Property Overview: 22 Bitterfield Drive, Amber Trails
Section 1: Key Characteristics & Appeal
This well-maintained, one-storey home in Amber Trails offers a practical and modern living space. Built in 2014, it sits on a generous lot and features a renovated basement and an attached garage. Its key appeal lies in its balance of contemporary build quality, manageable size, and established neighbourhood setting.
The home’s standout feature is its significant lot size, which is larger than most on its street and in Amber Trails, offering valuable outdoor space for gardening, play, or future expansion. While the living area is comfortable, the property’s real value proposition is its land and the potential offered by the finished lower level. It suits first-time buyers or downsizers looking for a modern, low-maintenance single-level layout without sacrificing yard space. It also appeals to value-conscious buyers who see potential in a home where the foundational work (like the basement renovation) is already complete, allowing them to personalize the main living areas over time.
A less obvious perspective is its position relative to the neighbourhood. The data suggests that while the house itself is newer than most in Winnipeg, it is actually one of the older homes within the newer Amber Trails area. This means the neighbourhood’s infrastructure and landscaping are mature, but the property may face future competition from newer builds nearby.
Section 2: Frequently Asked Questions
1. How does the assessed value relate to the expected selling price?
The assessed value is for municipal tax purposes and is typically lower than market value. The last sale in 2021 was at $490k, which is a more relevant benchmark, though current market conditions will determine the final price.
2. What does the "renovated basement" include?
The listing confirms the basement is renovated, but specifics on finishes, layout, and whether it includes a legal suite or additional bedrooms should be verified with the listing agent or during a viewing.
3. Is the neighbourhood still developing?
Amber Trails is an established community. The provided data shows many homes were built around the same period (2010s), so major new construction is likely complete, offering a settled environment.
4. How does this home compare to others on the street?
This home has a larger lot than over 79% of its neighbours, which is a significant advantage. However, its living space, while ample, is not among the largest on Bitterfield Drive, indicating it prioritizes land over square footage.
5. What are the typical property taxes?
Taxes are calculated using the assessed value ($54,900) and the City of Winnipeg’s mill rate. An approximate annual tax amount can be provided by your real estate agent or calculated using the current rate.