Property Overview & Appeal
This two-storey home at 172 Eaglemere Drive presents a compelling opportunity in Winnipeg’s Eaglemere neighbourhood. Its key strength lies in its above-average scale and premium positioning within its immediate area. With 1,777 sqft of living space and a 7,030 sqft lot, it ranks in the top 10% of homes on its own street for both size and land area. The fully renovated basement adds significant functional space. Built in 1996, the home is relatively modern compared to the Winnipeg average, and its assessed value of $480k places it in an elite tier (top 5%) for Eaglemere Drive, indicating a history of above-average investment and perceived value.
The appeal here is for the buyer seeking a established, spacious family home in a mature neighbourhood without the premium price of a brand-new build. It suits those who value generous indoor and outdoor space over a brand-new construction, and who appreciate a home that already has key upgrades like a renovated basement. A thoughtful perspective is that this property represents a "best-in-class" option for its specific street and immediate area, offering more room and a higher valuation than most of its direct neighbours, which can be a stabilizing factor for future value.
Frequently Asked Questions
1. How does this home truly compare to others in the area?
The data shows it stands out on its own street. It ranks 11th of 129 for living area and 7th of 129 for assessed value, meaning it is consistently larger and more highly valued than the vast majority of homes on Eaglemere Drive.
2. What does the "elite" assessed value ranking mean?
An assessed value in the top 5% for the street suggests the property has features, condition, or improvements that the municipal assessor judges to place it significantly above the neighbourhood norm. This often reflects renovations, premium lot characteristics, or overall superior quality.
3. Is the 1996 build date a concern?
At 30 years old, the home is newer than the Winnipeg city-wide average. Major components like the roof, windows, and HVAC systems are likely within or approaching their typical replacement windows, so a thorough inspection is advised to budget for any upcoming updates.
4. How does the lot size benefit a buyer?
At over 7,000 sqft, the lot is substantially larger than the average for both the street and the Eaglemere area. This provides ample private outdoor space, potential for gardening or expansion, and a greater sense of privacy—a feature that is increasingly difficult to find in newer subdivisions.
5. A nearby home sold for $55.5k in 2022. Is that relevant?
That sale price appears to be a historical data point, likely from decades ago, and is not a relevant market comparison. The current assessed value and recent comparable sales (like the referenced homes on the same street) are the meaningful indicators for today’s market value.