Property Overview
3 Brotman Bay is a well-situated home in Winnipeg’s River Park South neighborhood. Built in 1985, it presents a practical opportunity with a balance of space and value. The home’s assessed value of $383k is very close to the averages for both its street and the wider city, suggesting it is priced in line with the market. The lot size is a notable feature, being larger than most in the immediate area, which offers potential for outdoor enjoyment or future expansion. While the living space is modest compared to many homes in the neighborhood, its efficient layout and established location provide a solid foundation.
Key Characteristics & Appeal
This home’s primary appeal lies in its balance and location. It sits on a larger-than-average lot for the street, offering more private outdoor space than many comparable properties. The year built is above average city-wide, indicating a relatively newer home in Winnipeg’s context. Its assessed value is squarely average for the street and city, representing a stable, mid-market entry point into the neighborhood. The property would suit first-time buyers or downsizers looking for a manageable, single-level home in a mature community without a premium price tag. It also appeals to value-oriented buyers who see potential in the generous lot size, whether for gardening, recreation, or long-term value.
Frequently Asked Questions
1. Is this home a good value compared to others on the street?
The data suggests it is very typical. Its assessed value of $383k is almost identical to the street average of $386k, and its living area is just slightly below the street average. You are paying a market-rate price for a standard home on this block.
2. How does the lot size compare?
This is a standout feature. At nearly 5,850 sqft, the lot is larger than over 75% of the properties on Brotman Bay and in the River Park South neighborhood, offering more yard space than you might expect.
3. What can the last sold price tell me?
Records show it last sold between $300k-$350k in late 2019. This provides a historical benchmark, but the current assessed value of $383k reflects market changes since then. For verified, exact sale figures, a manual records lookup is required.
4. Is the living space small?
At 968 sqft, it is below the neighborhood average. This indicates a more compact, efficient layout rather than a sprawling home. It’s best suited for individuals, couples, or small families.
5. What are the less obvious points to consider?
Two factors stand out. First, being built in 1985, it is newer than most homes across Winnipeg, which may mean fewer issues associated with older construction. Second, while the home itself is modest, owning a larger lot in a established area could provide future flexibility or value retention that smaller lots may not.