11 Hidden Oaks Cove

Property Summary: 11 Hidden Oaks Cove

Section 1: Key Characteristics & Appeal

This well-situated one-storey home in Assiniboia Downs offers a compelling blend of space, modernity, and established value. Its key characteristic is the generous 11,816 sqft lot, placing it in the top 14% for size within the neighbourhood, providing ample outdoor privacy and potential. The home itself is a comfortable 1,914 sqft bungalow built in 2007, featuring a renovated basement and an attached garage.

The appeal lies in its balanced position. It’s a newer home in a mature area, offering modern construction (top 7% in the neighbourhood for year built) without feeling isolated. The property has demonstrated strong market value, with a recent 2023 sale price that ranks in the top 3% for Winnipeg, suggesting a desirable location or specific features the market rewards. It suits buyers looking for single-level living with a low-maintenance exterior but a large, usable yard, as well as those who value a home that has already undergone basement renovations. It would particularly appeal to downsizers seeking space without the stairs, or to families prioritizing outdoor room in a settled community.

A less obvious perspective is its "middle ground" appeal in its immediate street context. While not the largest or newest on its block, it avoids being the smallest or oldest, offering a sense of established stability without standing out disproportionately.

Section 2: Frequently Asked Questions

1. What does the "renovated basement" entail?
The listing confirms the basement is renovated, but specifics on finish quality, layout, and whether it includes a legal suite or additional bedrooms should be verified with the seller or listing agent.

2. How does the large lot impact maintenance and utility costs?
While providing excellent privacy, a lot of this size requires consideration for landscaping, snow clearing, and potentially higher water usage for lawn care. The attached garage helps with winter convenience.

3. The assessed value is significantly lower than the 2023 sale price. Why?
Municipal assessed value for taxation purposes often lags behind current market value. The recent sale price is a stronger indicator of the home's market worth, reflecting what a buyer was willing to pay under recent market conditions.

4. Is the neighbourhood quiet, given the proximity to the racetrack?
The property is on a quiet cove. Activity at the nearby Assiniboia Downs racetrack is seasonal and scheduled, primarily during evening race meets in the summer. It’s advisable to visit at different times to gauge typical sound levels.

5. What are the implications of the home being in the top 3% of Winnipeg for its last sale price?
This high percentile ranking suggests the property possesses attributes that commanded a premium compared to most Winnipeg homes sold. It indicates strong buyer competition for similar properties in this area or with these features, but it's also essential to compare it directly to recent sales of similar bungalows in Assiniboia Downs for the most accurate context.