Property Summary: 87 William Marshall Way
Section 1: Key Characteristics & Appeal
This is a spacious, well-established two-storey home in Ridgedale, built in 2005. Its primary appeal lies in its generous proportions and mature setting. With nearly 2,800 sqft of living space and a large 6,856 sqft lot, it offers ample room for family life and outdoor enjoyment. The home features a finished basement and an attached garage.
The data reveals a property that stands out in several key metrics. It ranks in the top 1% of all Winnipeg homes for both living space and assessed value, indicating it is a substantially sized and highly valued asset within the broader market. Its 2005 build year also places it in the top 20% for newer homes city-wide, suggesting modern construction standards without the premium of a brand-new build. This combination of space, established neighbourhood, and relative modernity is its core strength.
This home would best suit a buyer looking for a move-in ready, spacious family home in a mature neighbourhood, who values room to grow over a brand-new construction project. It’s ideal for those who appreciate established landscaping and community character, and who see the high city-wide rankings for size and value as a sign of a solid long-term investment.
Section 2: Frequently Asked Questions
1. What do the ranking percentages actually mean?
They show how this property compares to others. For example, ranking in the "top 1%" for living space in Winnipeg means 99% of homes in the city are smaller. It's a quick way to gauge its relative size, value, and age against immediate neighbours and the entire market.
2. The assessed value is significantly higher than the 2016 sale price. Is this accurate?
Municipal assessments are for taxation purposes and reflect market trends over time. The increase from the 2016 sale price to the current assessment aligns with the broader market appreciation over eight years. The assessed value provides a benchmark, but the final sale price is determined by the current market.
3. Is the finished basement included in the 2,773 sqft living area?
Typically, municipal living area (square footage) refers to above-grade space. The finished basement is an additional bonus space, adding functional living area like a rec room or extra bedrooms not reflected in that primary 2,773 sqft figure.
4. The home ranks lower on its street for past sale price. What does that indicate?
This specific metric compares the 2016 sale price to other historical sales on the same street. It suggests that at that time, it may have sold for a relatively lower price per square foot compared to neighbours. This isn't necessarily negative; it could reflect the specific market conditions of that year or the property's state at that time, and is less relevant to its current value.
5. What is the less obvious appeal of a 2005-built home?
A home from this era offers a balance. It’s past the potential early-defect period of a brand-new build, and major components like roofing or windows are likely still within their lifespan. It also benefits from established trees and landscaping that a newer subdivision wouldn’t have, while incorporating modern floor plans and building codes from the 2000s.