Property Overview
This two-storey home at 40 Kamberwell Bay in Winnipeg's Dakota Crossing neighbourhood presents a specific and appealing value proposition. Built in 2005, it features 1,842 sqft of living space, a renovated basement, and an attached garage on a 5,054 sqft lot. The home recently sold for $62,500.
Its primary appeal lies in its position as a well-maintained, modern home within a sought-after neighbourhood, but at a price point that stands out. While its living space and lot size are modest compared to its immediate street, it ranks well above average for both size and assessed value when compared to the wider Dakota Crossing area and the entire city. This creates an opportunity: you get the benefits of a newer home in a prime community without the premium typically associated with the largest properties on the block. It would suit first-time buyers stepping into a family-friendly area, or downsizers seeking a manageable, updated home without leaving a desirable neighbourhood. It’s a practical choice for those who prioritize location and modern construction over having the biggest yard or most square footage on the street.
Frequently Asked Questions
1. How does this home’s value compare to its neighbours?
While it has a lower assessed value than most homes on Kamberwell Bay itself, it is above average for the broader Dakota Crossing neighbourhood and significantly above the Winnipeg city-wide average. This suggests you are purchasing into a premium area at a relative entry point.
2. Is the lot size a drawback?
At just over 5,000 sqft, the lot is smaller than most on its street but is very close to the average for Dakota Crossing. It offers a balance—enough space for private outdoor living without the extensive maintenance of a larger yard.
3. What does “renovated basement” imply?
The listing confirms the basement is finished and has been updated. It adds functional living space to the home’s 1,842 sqft footprint. Specifics on the renovation’s scope and quality should be verified through a viewing or inspection.
4. The home sold recently. Is this a re-listing?
The sale recorded in December 2024 indicates this is likely a re-sale of that transaction. It’s important to inquire about the reason for the quick turnaround and whether any further updates have been made.
5. Why is there a difference between the assessed value and the sale price?
Assessed values are for municipal tax purposes and often lag behind current market conditions. The sale price of $62,500 is the true indicator of its recent market value, which was significantly higher than its assessed value of $53,800.