Property Summary: 3 Boisselle Bay, Island Lakes, Winnipeg
Key Characteristics & Appeal
This well-situated bungalow in the established Island Lakes neighbourhood offers a practical and comfortable living space on a generously sized lot. Its key features include a renovated basement and an attached garage, with a living area of 1,527 sqft. Built in 1987, the home presents a solid, mature property in a sought-after area.
The primary appeal lies in its balance of space, location, and value. The lot size of nearly 6,400 sqft is notably larger than many in the immediate area, offering excellent outdoor potential. While the living space is comfortably sized, the home’s assessed value is positioned very competitively within Winnipeg, suggesting a strong value proposition for the neighbourhood. It would particularly suit first-time buyers or downsizers looking for a manageable single-storey layout in a mature community with amenities, or investors/value-seekers who see potential in the combination of a renovated basement, a large lot, and a below-average assessment for the area. A thoughtful perspective is that this property may represent a "blank canvas" opportunity—the core structure and land are valuable assets, allowing new owners to incrementally modernize the interior to their taste while benefiting from an established location from day one.
Frequently Asked Questions
1. How does the lot size compare to others nearby?
The 6,398 sqft lot is a standout feature, ranking in the top third for size on Boisselle Bay itself. It provides more private outdoor space than many comparable properties in Island Lakes.
2. The home was built in 1987. What should I consider?
As a home nearing 40 years old, a thorough inspection is essential to understand the condition of major systems like the roof, windows, plumbing, and electrical. The updated basement is a positive, but the main living areas may reflect the original era.
3. The assessed value seems low for Island Lakes. Is that a concern?
Not necessarily. The assessed value of $48,100 is used for property tax calculation and often lags behind market value. Its ranking—in the top half of the neighbourhood but the bottom half of its own street—suggests it may be undervalued relative to its location, which can be an opportunity for a buyer.
4. What is the neighbourhood like?
Island Lakes is a mature, family-oriented neighbourhood in southeast Winnipeg known for its lakes, parks, pathways, and community centre. It offers a blend of quiet residential streets and convenient access to schools, shopping, and major routes.
5. How does this home compare to the similar properties listed?
Compared to the provided examples on Boisselle Bay and nearby streets, this home has a significantly larger lot. Its living area is moderately sized, and its assessed value is competitive, often lower than homes with similar square footage in Royalwood, indicating a potentially more accessible price point for the area.