Property Overview: 82 Waterhouse Bay, River West Park, Winnipeg
Key Characteristics & Appeal
This 1,280 sqft bungalow, built in 1978 on a 6,816 sqft lot, presents a compelling value proposition defined by its context. Its primary appeal lies in offering above-average citywide value for a manageable, single-level home on a good-sized lot, situated in a mature, established neighborhood.
The home’s characteristics are a study in contrasts depending on the scale of comparison. Within its immediate street and the broader River West Park area, the living space is below the local average, making it one of the more modestly sized homes in the vicinity. However, when viewed across Winnipeg, it sits around the citywide average for living area and boasts an above-average lot size. This positions it as a more spacious alternative compared to many typical city lots.
Its assessed value of $515,000 follows a similar pattern: it is around average for its street and neighborhood but ranks well above average citywide, indicating that the River West Park area commands a premium. The home last sold in July 2022 for an estimated $450,000-$500,000.
This property would best suit practical buyers seeking value and space in a well-regarded neighborhood without the upkeep of a very large house. It’s ideal for downsizers, first-time buyers looking for a solid entry into a premium area, or investors attracted by the strong citywide value metrics and the stability of the community. It offers the chance to live in a desirable location where other homes are often larger and more expensive, providing a relative value while allowing for future modernization.
Frequently Asked Questions
1. Is the house smaller than others on the street?
Yes. At 1,280 sqft, the living area is notably below the street average (1,916 sqft), ranking it 50th out of 51 homes on Waterhouse Bay. This is its most significant local differentiator.
2. How does its value compare to the rest of Winnipeg?
Its $515,000 assessed value ranks in the top 17% citywide, well above the Winnipeg average of ~$390,100. This highlights the premium associated with the River West Park neighborhood.
3. What is the lot size like?
The 6,816 sqft lot is above the Winnipeg average, offering good outdoor space. It is slightly below the street average but typical for the general neighborhood.
4. When was it last sold and for how much?
It sold in July 2022. Public data shows an estimated sale price range of $450,000 to $500,000. For verified, exact historical sale figures, a manual lookup can be requested from the site.
5. Are there similar homes nearby for comparison?
Yes. The listing provides several nearby references on Waterhouse Bay and surrounding streets, with varied sizes and values. For example, 99 Waterhouse Bay is larger (1,900 sqft) with a slightly lower assessed value, offering a direct point of comparison.