Property Overview: 191 Bluewater Crescent, Niakwa Place, Winnipeg
Key Characteristics & Appeal
This home at 191 Bluewater Crescent presents a distinct value proposition within the established Niakwa Place neighbourhood. Built in 1973, it is slightly older than many homes on its street, yet its 1,200 sqft living area is efficiently sized and above average for Bluewater Crescent itself. The primary appeal lies in its accessible price point, as reflected in its assessed value of $271,000, which is notably below average for both the immediate street and the wider area. This creates a lower barrier to entry for a mature, stable neighbourhood.
The property suits practical buyers seeking location over lot size. The land area is compact at 3,498 sqft, meaning less yard maintenance—a potential benefit for downsizers, first-time buyers, or those preferring a lock-and-leave lifestyle. Its value is positional; you are purchasing into a community where typical homes are assessed significantly higher. This makes it a strategic option for buyers comfortable with a home that may require updates, viewing it as a foothold in a desirable area rather than a move-in-ready showcase. The most recent sale in 2023 fell within the $300k-$350k range, aligning with this value-oriented profile.
Frequently Asked Questions
1. Why is the assessed value so much lower than neighbours?
The assessed value is based on municipal evaluation, which considers factors like living area, lot size, age, and characteristics of the home itself. This property’s below-average lot size and modest living space relative to the area contribute to its lower assessment, indicating it may be a more basic or compact model in the neighbourhood.
2. What does the sold price history indicate?
Records show the home sold between $300,000 and $350,000 in May 2023. This recent sale price, while above the current assessed value, remains well below the area averages, confirming its standing as a more affordable option in Niakwa Place.
3. Is the smaller lot size a major drawback?
It depends on your priorities. The lot is significantly smaller than area averages, limiting expansive gardening or large outdoor recreation space. However, it translates to less upkeep and lower property taxes, which can be a positive for those seeking convenience and lower carrying costs.
4. What type of renovations or updates might be expected?
Given its age (53 years), buyers should budget for potential updates to major aging components like the roof, windows, plumbing, or electrical systems. Interior finishes typical of its era may also require modernization.
5. How can I get the exact past sold price?
The provided data is based on public records, not the MLS. For fully verified and exact sale figures, you must request a manual lookup from the site via email, as industry rules prevent the display of official MLS sold data here.