Property Overview
6 Blue Oaks Cove is a spacious, well-maintained family home in Winnipeg's Assiniboia Downs neighbourhood. Built in 2010, it offers modern convenience on a large, private lot. Its appeal lies in a balance of generous indoor and outdoor space, recent updates, and a location that provides a quiet, established setting while remaining connected to the city.
Key Characteristics & Ideal Buyer
This one-storey home sits on a substantial 13,427 sqft lot, placing it in the top tier for land size both locally and city-wide. With 1,700 sqft of living space, it is notably larger than most homes on its street. A key feature is the renovated basement, adding valuable finished space. The home’s assessed value of $660k ranks highly in Winnipeg, indicating strong official valuation relative to the market.
The property’s primary appeal is space and privacy. The huge lot is a rare find for a newer build and offers immense potential for gardening, recreation, or future expansion. The renovated basement and single-level layout (with basement) suit families seeking room to grow or those looking for main-floor living with ample additional space for guests, teens, or a home office. It would best suit a buyer who values a generous yard over a brand-new build, and who appreciates a home that is modern but settled in a mature, leafy neighbourhood. A thoughtful perspective is the long-term value of the land itself; in a market where lot sizes are shrinking, this sizable parcel is a lasting asset that future buyers will also prize.
Frequently Asked Questions
1. How does the lot size compare to a typical property?
The lot of 13,427 sqft is exceptionally large. It ranks in the top 3% of all residential properties in Winnipeg for land area, offering a level of outdoor space that is increasingly uncommon.
2. The home was built in 2010. What does that mean for maintenance?
A 16-year-old home is past its initial "newness" but is still modern in its core systems and layout. Major components like windows, roof, and HVAC are likely mid-life, so a standard inspection is advised, but costly updates for outdated materials (like very old roofs or plumbing) are less imminent than in an older home.
3. What is the significance of the assessed value being $660k?
The assessed value is the city's valuation for property tax purposes and often differs from market price. However, ranking in the top 4% in Winnipeg suggests the city views this as a high-value property relative to most others, which can be a general indicator of its standing.
4. Is the basement renovation reflected in the official living area?
No. The 1,700 sqft living area typically refers to above-grade, finished space. The renovated basement adds significant usable square footage that is not included in that official figure, meaning the home's functional space is greater than the listed living area.
5. The last sale was in 2016. What should I consider?
The 2016 sale price provides historical context but reflects the market of eight years ago. The substantial increase in assessed value since then highlights the importance of a current market evaluation to understand its present-day worth, influenced by renovations, market trends, and the unique lot size.