Property Summary: 98 Bret Bay, Winnipeg
Key Characteristics & Appeal
This home at 98 Bret Bay is a practical, mid-century bungalow that represents a solid entry point into Winnipeg’s Rossmere-A neighborhood. Built in 1974, its 928 sqft living area is quite typical for Bret Bay street itself, ranking right in the middle of comparable homes. Its primary appeal lies in its value positioning. With an assessed value of $275k, it sits above the street average, suggesting it is a well-regarded property on its immediate block, yet remains notably below both neighborhood and citywide averages for similar homes. This creates a compelling proposition: a home that stands out positively on its own street while offering a more accessible price point within the broader area.
The lot size of 3,261 sqft is smaller than most in Rossmere-A, which may appeal to buyers seeking lower outdoor maintenance. Recent sale history shows steady appreciation, with the home selling in the $300k-$350k range in 2024, placing it in the top 7% of sales on Bret Bay for that period.
This property would suit first-time buyers or downsizers looking for a manageable, single-level home in an established neighborhood. It’s for those who prioritize a sense of value and a stable street-level standing over having a larger-than-average home or lot. A thoughtful perspective is that its "above-average for the street" assessment could indicate better-than-typical upkeep or updates for the area, making it a prudent choice among its direct peers.
Frequently Asked Questions
1. How does this home’s size compare to others nearby?
At 928 sqft, the living area is very close to the average for Bret Bay street (~1,001 sqft). It is, however, smaller than the typical home in both the wider Rossmere-A neighborhood and across Winnipeg.
2. What does the assessed value tell me?
The $275k assessment is higher than the street average of ~$267.7k, meaning it’s considered a better-than-average property on Bret Bay. It’s assessed for less than the neighborhood and city averages, which can be an advantage for property taxes.
3. Has the property value increased?
Yes. Public data shows it sold between $250k-$300k in 2021 and then between $300k-$350k in 2024, demonstrating clear appreciation.
4. Is the lot size a concern?
The lot is under 3,300 sqft, which is smaller than most in Rossmere-A. This means less yard maintenance but also less private outdoor space compared to many neighbors.
5. What are the comparable homes like?
Nearby homes on Bret Bay and adjacent streets like Edelweiss Crescent are similar in age (1970s) and style. Living areas and assessments vary, with some references showing smaller homes assessed similarly, indicating this property’s footprint is efficiently valued.