Property Overview: 138 Brotman Bay, River Park South, Winnipeg
Section 1: Key Characteristics & Appeal
This well-situated home on Brotman Bay presents a solid, middle-of-the-road offering in Winnipeg's River Park South neighborhood. Built in 1985, its key metrics consistently show it performing "around average" to "above average" within its immediate context, suggesting a property that holds its own without standing out dramatically.
The appeal lies in its balance and established location. With 1,102 sqft of living space and a 5,179 sqft lot, it aligns closely with the norms for its street, offering comfortable, practical space for a smaller household. Its assessed value of $402k is notably above the street average, indicating it may be perceived or maintained slightly better than many direct neighbors. This is a home for pragmatic buyers—first-time homeowners, downsizers, or investors seeking a stable, low-drama property in a mature suburb. It suits those who prioritize neighborhood consistency over unique architectural features, and who appreciate a home that compares favorably on its own block, even if it isn't the largest or newest in the wider city.
A less obvious perspective is its potential as a "value anchor" on the street. Being newer and with a higher assessment than many neighbors could position it well for long-term stability, as surrounding properties may see updates over time. The data suggests you're buying into a street that is already in a process of gradual renewal, with this home positioned in the leading tier.
Section 2: Frequently Asked Questions
1. How does this home's value compare to recent sales on the street?
The home last sold between $300k-$350k in March 2019. Its current assessed value of $402k is above the street average of $386k, suggesting municipal assessment reflects increased value. For exact, verified sale prices of comparable nearby homes, a manual lookup is required.
2. Is the living space considered small for the area?
At 1,102 sqft, it is slightly above the average for Brotman Bay Street (1,052 sqft) but below the broader River Park South (1,410 sqft) and citywide averages. It's a competitively sized home for its specific street, ideal for efficient living.
3. What does the "Above Average" year built ranking mean?
Built in 1985, this home is newer than 77% of comparable homes on its street (ranked #13 out of 56) and 71% citywide. This indicates the immediate area consists largely of homes from the same era or older, a point of relative modernity in an established neighborhood.
4. Who might this property not suit?
Buyers seeking a large lot, expansive square footage, or a brand-new home may find it limiting. The lot and living area are consistently around the local averages, not exceeding them. It's geared toward those comfortable with standard dimensions.
5. How reliable is the sold price data provided?
The sold price range is based on publicly available internet data, not the MLS. The site states it has had limited verification but is considered reasonably reliable. For fully verified figures and a complete transaction history, you must request a manual lookup from the site operators.