Property Overview & Key Characteristics
This well-situated one-storey home in Assiniboia Downs offers a rare combination of space and modern convenience. Its primary appeal lies in its exceptionally large, private lot—over 17,000 square feet—which ranks in the top 2% for size across Winnipeg, providing ample room for gardening, recreation, and expansion. The home itself is a comfortable 1,922 sqft bungalow built in 2009, meaning major components are relatively new and unlikely to require immediate replacement. A key feature is the renovated basement, adding valuable finished living space. With an attached garage and a location on a quiet cul-de-sac (Mossy Oaks Cove), the property prioritizes privacy and practicality.
Its appeal is for buyers seeking a move-in ready home on a premium lot without the upkeep of an older property. It would particularly suit downsizers looking for single-level living without sacrificing yard space, or families valuing a safe, enclosed street for children to play. The significant disparity between the current assessed value and the home's last sold price in 2016 suggests potential for equity growth, making it interesting for long-term investors or buyers looking for a stable asset in a well-ranked neighbourhood.
Frequently Asked Questions
1. How does the lot size compare to typical properties?
The 17,265 sqft lot is a standout feature. It is significantly larger than most Winnipeg properties, placing it in the 98th percentile. This is considerably more land than you would find with a standard new build.
2. The assessed value seems low compared to the last sale price. Why is that?
Property assessments in Manitoba are for taxation purposes and are not intended to reflect market value. They are based on mass appraisal techniques and can lag behind current market conditions. The last sale was in 2016, and market values have shifted since then.
3. What is the neighbourhood like?
Assiniboia Downs is a mature neighbourhood. This property ranks in the top 40% for lot size within the area, indicating it's on the larger end for the community. The street itself is very quiet, ranking in the top 14% for lot size on Mossy Oaks Cove.
4. Is the basement renovation permitted?
The listing notes the basement is renovated. It is always recommended to verify that any major renovations were completed with the necessary permits from the city. Your real estate agent can help include this as a condition for inquiry.
5. What are the annual property taxes?
You can estimate the annual property tax by multiplying the assessed value ($77,600) by the City of Winnipeg's current mill rate. Your mortgage broker or a quick call to the city’s assessment department can provide the precise calculation.