94 Gull Wing Bay

Property Overview: 94 Gull Wing Bay, Island Lakes, Winnipeg

Section 1: Key Characteristics & Appeal

This bi-level home at 94 Gull Wing Bay presents a distinct profile within the desirable Island Lakes neighbourhood. Its key characteristic is its modest, efficiently sized layout at 1,267 sqft, which is below average for its immediate street and area but aligns more closely with the citywide average. This is balanced by a renovated basement and an attached garage. The lot size is standard for the city at just under 6,000 sqft.

The appeal lies in its position as a relatively newer home (built in 1998, one of the newest on the street) within an established community, offering modern systems and less immediate need for major updates. Its assessed value is notably strong citywide, ranking in the top 22%, suggesting good value retention compared to many Winnipeg homes.

This property would best suit first-time buyers, downsizers, or practical investors seeking an efficient, lower-maintenance entry into a mature neighbourhood with parks and waterways. It’s for those who prioritize a modern building foundation and city-competitive value over expansive square footage or a large lot on their street. A thoughtful perspective is that while the home is physically smaller than its neighbours, this can translate to lower utility costs and less space to maintain, aligning with a simpler, more cost-conscious lifestyle without sacrificing location.

Section 2: Frequently Asked Questions

1. Is the living space too small compared to other homes on the street?
Yes, the living area is below the street average. This is a key consideration if space is a primary need. However, the efficient use of space, bi-level design, and renovated basement can offset this for buyers who prioritize a manageable layout.

2. Why is the assessed value so strong citywide if the home is smaller?
The assessed value reflects more than just size. The home’s newer age (1998), recent basement renovation, and its location in a stable, sought-after neighbourhood like Island Lakes all contribute to its above-average citywide valuation.

3. What does the "newer" build year (1998) practically mean for me?
A home built in 1998 likely has more modern wiring, plumbing, insulation standards, and building materials than the Winnipeg average (1966). This can mean greater energy efficiency and potentially fewer major system replacements in the near term.

4. Is the lot size a disadvantage?
At 5,979 sqft, the lot is smaller than others on Gull Wing Bay but is typical for Island Lakes and the city overall. It offers a manageable yard for maintenance while still providing private outdoor space.

5. Who would this home not be ideal for?
It may not suit growing families requiring multiple large bedrooms or extensive living areas, or buyers who place a high premium on having one of the largest properties on their immediate block. Those seeking a premium, expansive lot within Island Lakes might find better options elsewhere in the neighbourhood.