Property Overview: 39 Clerkenwell Bay, Winnipeg
Key Characteristics & Appeal
This well-situated one-storey home in Dakota Crossing presents a compelling mix of space, value, and potential. Its most defining feature is the generous, approximately 9,466 sqft lot, which ranks in the top tier for the neighbourhood and city. This offers significant outdoor space and future possibilities that are increasingly rare. The home itself, at 1,340 sqft with a renovated basement, is functional and updated. While its living area is modest for its immediate street, the property’s assessed value is consistently strong against local and city-wide benchmarks, suggesting solid underlying value.
The appeal lies in this balance: it’s a move-in-ready home on a premium lot. It suits practical buyers who prioritize land size over a large interior footprint—perfect for those wanting room for gardens, play, or expansion. It also appeals to value-conscious purchasers looking in established neighbourhoods, where the renovated basement adds immediate livable space. A thoughtful perspective is that the home’s 1988 build date, while not new, places it in a mature streetscape with established landscaping, offering a settled feel without the maintenance concerns of a much older property.
Frequently Asked Questions
1. How does the lot size compare to typical Winnipeg properties?
The lot is exceptionally large, ranking in the top 7% city-wide and the top 4% within the Dakota Crossing neighbourhood. It offers substantially more outdoor space than the average local property.
2. The living area seems average. What’s the home’s layout?
The home is a one-storey (bungalow) design with 1,340 sqft of living space above grade, complemented by a renovated basement. This layout is often appealing for its single-level living and the added, finished space below.
3. The assessed value seems low compared to the last sale price. Why?
Municipal assessed values in Manitoba are for tax purposes and often lag behind market sale prices. The consistent "above average" ranking of this home’s assessed value against peers indicates the city recognizes its relative worth, but the market price is determined by recent sales and buyer demand.
4. What does the "Top X%" ranking mean for future value?
These rankings show how this property compares to specific groups of "comparable homes." Key strengths like its elite lot size and above-average assessed value relative to neighbours are positive indicators for long-term value retention and desirability.
5. Is the neighbourhood mature or still developing?
Dakota Crossing is an established neighbourhood. With homes primarily built in the late 1980s and 1990s, the area is well-developed with mature trees and settled communities, not a new construction subdivision.