Property Overview: 86 Bret Bay, Winnipeg
Key Characteristics & Appeal
This Rossmere-A home presents a practical opportunity centered on its generous lot. Built in 1974, the 864 sqft house is modest in size compared to neighborhood and city averages, but it sits on a 4,896 sqft property that ranks in the top 4% for lot size on its own street. This creates a notable value proposition: you're acquiring a larger-than-standard parcel of land in the area, with the house itself representing a manageable footprint.
The appeal lies in this land potential and a solid value position. The assessed value of $273k is above the street average but sits below averages for both the wider neighborhood and Winnipeg, suggesting a relatively affordable entry point into the area. It last sold for an estimated $250k–$300k in early 2022. This property would suit a first-time buyer or downsizer comfortable with a smaller living space who prioritizes outdoor room for gardening, pets, or future expansion. It’s also a candidate for a value-conscious investor or buyer willing to update a home from the 1970s, with the lot size being a long-term asset.
A less obvious perspective is that while the home's size is below average for the city, its lot size is actually near the citywide average, indicating you're getting a typical Winnipeg yard without the typical Winnipeg house size or price tag. The data suggests you're paying primarily for location and land here, with the dwelling itself being a functional addition.
Frequently Asked Questions
1. Is the house too small?
At 864 sqft, the living area is below the neighborhood and city averages. It would suit individuals, couples, or small families comfortable with efficient living spaces. The trade-off is the larger lot, which offers expansion potential.
2. How does the assessed value compare to the likely sale price?
The current assessed value is $273k. The home last sold for an estimated $250k–$300k in February 2022. Sale prices are influenced by market conditions, so the current price may be above, at, or below this assessment depending on demand and updates made since the last sale.
3. What makes the lot size significant?
The lot is 4,896 sqft, which is significantly larger than the average lot on Bret Bay (3,563 sqft). This means you have more private outdoor space than most of your immediate neighbors, which is a valuable and permanent feature.
4. What are the comparable homes like?
Nearby homes on Bret Bay and in Rossmere-A from the 1970s vary in size from 760 sqft to 1,200 sqft, with assessed values typically between $250k and $275k. This property fits within that range, with its standout feature being its larger parcel of land compared to its direct street neighbors.
5. How can I find out the exact historical sale prices?
The exact sale figures are not publicly displayed in detail. You can request this information directly via the email link provided on the listing page; the service aims to provide the data by the end of the day without using your email for spam or marketing.