Property Overview
14 Blue Oaks Cove is a spacious, modern one-storey home in Winnipeg's Assiniboia Downs neighbourhood. Its primary appeal lies in the exceptional combination of a very large, half-acre lot and a recently renovated home, all within the city. The property ranks in the top tier of Winnipeg for lot size, placing it in the top 1% of all properties in the city. Built in 2011, the 2,000 sqft bungalow features a renovated basement and an attached garage.
This home is ideally suited for buyers who prioritize private outdoor space and room to grow over a multi-level floor plan. It’s a strong match for families seeking a safe, established neighbourhood with room for play, gardening, or future additions, or for those looking for single-level living without compromising on property size. The significant difference between its last sold price and its current assessed value suggests a property that has seen considerable market appreciation, indicating a history of investment and desirability.
Key Details & FAQs
Key Characteristics & Appeal
- Expansive Grounds: The standout feature is the 23,557 sqft lot, offering rare, suburban-scale privacy and space within Winnipeg.
- Modern & Updated: A 15-year-old home (built 2011) with the key update of a renovated basement, suggesting move-in readiness.
- Strong Value Profile: The property ranks highly for its lot size, living area, and value metrics compared to its street, neighbourhood, and the entire city. Its last sold price is significantly higher than its current assessed value, a point for buyer investigation.
- Ideal For: Buyers seeking a large yard, single-storey living, and a home in an established area. It suits families, those planning outdoor projects, or anyone valuing space and privacy above a central urban location.
Frequently Asked Questions
1. What does the ranking data (e.g., "Top 1% in Winnipeg") actually mean?
It means this property's lot size is larger than 99% of all residential properties in Winnipeg, making it exceptionally rare. The other rankings (for living area, year built) show it is consistently above average compared to local and city-wide benchmarks.
2. Why is there such a large gap between the assessed value ($82.70k) and the last sold price ($940k)?
This is a key point to clarify. Municipal assessed value for tax purposes is often much lower than market value. The last sold price of $940k in January 2025 is the true indicator of its recent market value. Always rely on current market analysis and recent sales for pricing.
3. Is the renovated basement a legal suite?
The listing states "Basement: Yes, renovated." It does not specify it as a legal secondary suite. A buyer must verify with the city if it is permitted as a suite, which has implications for insurance, financing, and taxes.
4. What is the neighbourhood feel of Assiniboia Downs?
It's an established, mature neighbourhood. The very large lot sizes on this street suggest a quiet, private setting. Its high rankings within the neighbourhood itself indicate it's among the more premium properties in the area.
5. What are the less obvious considerations with a property like this?
While the lot is a huge asset, consider the maintenance (lawn care, landscaping) and utility costs for a larger property and a 2,000 sqft home. Also, as a bungalow, all living space is on one floor, which is efficient but means a larger footprint on that prized lot.