Property Overview
This single-storey home at 136 Eaglemere Drive is a study in contrasts, offering a compact living space on a generous lot. Built in 1995, the 1,089 sqft house sits on a 6,286 sqft parcel, which is notably larger than most lots on its street and in the Eaglemere neighbourhood. The home features a renovated basement and an attached garage. Its most recent sale was in September 2023 for $450,000.
Key Characteristics & Appeal
The primary appeal of this property lies in its land value and potential. While the living area is modest and below average for the immediate area, the lot size is a significant asset, ranking in the top 20-30% locally. This creates an interesting value proposition: you are purchasing a well-located parcel of land with a functional, entry-level home already on it. The renovated basement adds usable living space, offsetting the smaller main floor footprint.
This home would suit first-time buyers or downsizers looking for a manageable single-level layout in a mature neighbourhood, with the long-term option of expansion or redevelopment (subject to bylaws). It’s also a pragmatic fit for value-focused buyers who prioritize yard space over square footage, or for those viewing the property as a strategic land investment in a settled community.
Frequently Asked Questions
1. Is the house too small compared to neighbours?
The living area is indeed below the average for Eaglemere Drive and the Eaglemere neighbourhood. However, it is close to the city-wide average, indicating it’s a compact but functional layout, especially with the renovated basement providing additional space.
2. What does the lot size ranking mean for me?
Ranking in the top 19% for land area on its street means this property has one of the larger lots on Eaglemere Drive. This offers more private outdoor space, better potential for additions like a deck or garden, and possibly greater future redevelopment potential compared to neighbouring properties.
3. How does the 2023 sale price relate to the assessed value?
The sale price of $450k is significantly higher than the listed assessed value of $41.5k. It’s important to understand that municipal assessed value is used for property tax calculation and often lags behind market value. The sale price is the true indicator of its recent market worth.
4. Is the 1995 build date a concern?
At 31 years old, the home is newer than the Winnipeg city-wide average. While not a new build, this age typically means modern construction standards and likely fewer major immediate repairs than much older homes, though systems like the roof or furnace may be nearing their lifespan.
5. Who are the most relevant comparable properties?
The listed "For reference" properties at 144 and 120 Eaglemere Drive are the most direct comparables, being on the same street with similar build years. Their differing sizes and assessed values help contextualize where this property fits on the street’s spectrum of value, emphasizing its smaller house on a larger lot configuration.