Property Overview: 134 Brotman Bay, Winnipeg
Section 1: Key Characteristics & Appeal
This 1985-built home in River Park South presents a specific value proposition centered on its lot and location rather than its size. The 868 sqft living area is notably below average for both the street and the wider neighborhood, making it one of the more compact homes in the area. However, it sits on a 5,650 sqft lot that is larger than most on its street and in River Park South, offering valuable outdoor space. With an assessed value of $380k, it is priced very close to the street average and slightly below the neighborhood average, suggesting the land contributes significantly to its valuation.
The appeal lies in its efficiency and potential. It suits a first-time buyer, downsizer, or investor looking for an entry point into a stable neighborhood without a premium for square footage. The larger lot is a standout feature, providing room for gardening, expansion, or future outdoor living—a less obvious advantage in a mature suburb. It’s a practical choice for someone who prioritizes land size and location over interior space and is comfortable with a home that may require updates typical of its age.
Section 2: Frequently Asked Questions
1. Is the home’s below-average living area a concern?
It’s a defining characteristic. The home is functionally compact, ranking in the top 93% (meaning only 7% are smaller) on its own street. Buyers should be comfortable with a cozy layout, but this is reflected in its positioning relative to other area homes with similar assessed values.
2. How does the larger lot size impact value?
The lot is approximately 8% larger than the street average and 4% larger than the neighborhood average. In a mature community like River Park South, where new development is rare, this extra land is a tangible asset that adds utility and long-term value, potentially for additions or landscaping.
3. What does the assessed value tell us about the price?
At $380k, the assessment is very typical for Brotman Bay but below the River Park South average of $447k. This indicates you are paying primarily for the location and lot, not per square foot of living space. It aligns with nearby recent sales, suggesting a market-appropriate valuation.
4. Are comparable homes nearby?
Yes. Recent sales and current listings on Brotman Bay and adjacent streets show similar assessed values (mostly $350k-$400k) for homes with varying sizes. For example, a nearby 870 sqft home is assessed at $382k, while a 1,484 sqft home is assessed at $398k, highlighting how lot and condition also influence value.
5. How can I verify the exact past sale price?
The provided data shows a sold price range of CA$350k–400k for September 2021. Due to data display rules, exact figures require a manual lookup. You can request this directly via the site’s email system to get verified historical transaction details.