Property Overview
This 1978 four-level split home at 22 Blossom Bay offers a compelling mix of space, land, and established community appeal. Its key characteristic is the generous 10,143 sqft lot, which places it in the top 3% of properties on its street for land size. The 1,934 sqft of living space is also well above average for Winnipeg, ranking in the top 11% city-wide. While the basement is unfinished and there is no garage or pool, the property presents a solid value foundation with an assessed value of $515,000.
Its primary appeal lies in its rarity as a large, suburban lot in the Eric Coy neighbourhood—a blank canvas for gardeners, families seeking play space, or future expansion. The home itself suits buyers comfortable with the layout of a four-level split, which offers distinct living zones and potential for customization. It would particularly suit a value-conscious buyer looking for more house and land than typical newer subdivisions offer, who is willing to take on cosmetic updates or a basement finishing project. A thoughtful perspective is that the high city-wide rankings for lot and living space suggest this property holds inherent "un-densifiable" value that newer, tightly packed developments cannot replicate.
Frequently Asked Questions
Q: What are the pros and cons of a four-level split layout?
A: This style provides clear separation between living, sleeping, and utility areas, which can be great for noise reduction and defined spaces. The trade-off is more interior stairs, which may not suit everyone.
Q: The lot is large, but how is it oriented and is it usable?
A: While specific orientation isn't provided, the exceptional size (over 1/4 acre) offers significant potential. Buyers should verify sun exposure and any easements during a viewing to plan gardens, play structures, or decks.
Q: Why is there no garage, and is adding one feasible?
A: Many homes of this era in the area were built without garages. The very large lot likely provides ample space to add a detached garage, subject to local zoning and permit requirements.
Q: The basement is unfinished. What should I consider?
A: This is both a project and an opportunity. Check for ceiling height, window well sizes, and the condition of foundational systems (plumbing, electrical) to gauge the cost and scope of creating additional living space.
Q: The home is 48 years old. What are the main concerns?
A: Key focus areas should be the age and condition of major systems like the roof, windows, furnace, and plumbing. A thorough inspection is essential, but a well-maintained home of this age can be very solid.