Property Overview: 138 Brookfield Crescent, Bridgwater Lakes
Section 1: Key Characteristics & Appeal
This well-situated two-storey home in the popular Bridgwater Lakes community offers a compelling blend of space, modernity, and established value. Built in 2014, it sits on a generous 5,252 sqft lot and features over 2,000 sqft of living space, placing it in the top tier of homes in the area for size. Its appeal lies in its "sweet spot" positioning: it's a newer build that has passed the initial settling phase, within a neighbourhood that has matured nicely over the past decade. The home benefits from a renovated basement and an attached garage, adding to its move-in readiness.
The property’s standout feature is its strong value metrics. It ranks in the top 12% of its street for both living area and assessed value, and its city-wide rankings are exceptional—top 9% for living area and top 6% for assessed value in Winnipeg. This suggests a property that has appreciated well and is viewed as a substantial asset relative to the broader market. It would particularly suit growing families or professionals seeking a modern home in a planned community without the premium of a brand-new build, or value-conscious buyers who appreciate a home with above-average rankings for space and municipal assessment.
Section 2: Frequently Asked Questions
1. How does the assessed value compare to the likely selling price?
The current assessed value is $61.70k, which is significantly higher than its last sold price of $46.30k in 2016. It's important to note that municipal assessments are for tax purposes and often lag behind market values. The assessment indicates strong growth and a high-value property relative to others, but the final sale price will be determined by current market conditions.
2. The home ranks highly in Winnipeg overall, but lower within the immediate neighbourhood. What does this mean?
This is a key insight. The home ranks in the top 30% on its street but only the top 70% within Bridgwater Lakes for lot size. This indicates you are in a very desirable, established neighbourhood where many properties are large and valuable. You're getting a home that stands out city-wide, but within a local context of other high-quality homes.
3. Is the renovated basement a legal suite?
The listing states the basement is renovated but does not specify it as a legal secondary suite. Buyers should verify the permits and nature of the renovations with the seller to understand if it’s configured as additional living space, a recreational area, or has potential for income generation.
4. The home sold for well below the current assessment in 2016. Is that a concern?
Not necessarily. The 2016 sale price ranked in the bottom 2% on the street at that time, which may have been an exceptional deal, a builder sale, or reflect different market conditions. The consistent high rankings in area, value, and newness since then suggest the home has caught up to and exceeded its initial value trajectory.
5. What is the significance of the "For Reference" property listed at 119 Brookfield Crescent?
This shows a very similar nearby home (same street, built 2015) with a lower assessed value ($55.20k) and less living area. It provides a direct, recent benchmark, highlighting that 138 Brookfield Crescent, with its larger size and higher assessment, is likely positioned as a premium offering on the crescent.