15 Beaupre Bay

Property Overview

This two-storey home at 15 Beaupre Bay in Winnipeg's Island Lakes neighbourhood presents a specific and practical value proposition. Built in 1985, it features 1,258 sqft of living space and sits on a 4,466 sqft lot, with a renovated basement and no garage.

Key Characteristics & Appeal

The primary appeal of this property lies in its position as a competitively sized home within its immediate, well-established street community. While its living space is below average for the broader Island Lakes area, it ranks in the top 30% for size among homes directly on Beaupre Bay itself. This suggests it offers more room than many of its closest neighbours, providing good relative value within the micro-market of the street. The lot size follows a similar pattern—it's generous for the street but more modest compared to the wider neighbourhood.

Its assessed value is notably below the Island Lakes average, which points to a potentially more accessible entry point into this popular area. The renovated basement adds functional living space. This home would suit first-time buyers or downsizers seeking established community roots in Island Lakes without a premium price tag, or an investor looking for a stable rental property in a high-demand neighbourhood. A thoughtful perspective is that it offers the community amenities and mature setting of Island Lakes, but with proportionally lower property taxes due to its below-average assessment for the area.

Frequently Asked Questions

1. How does the home’s size compare to others nearby?
While its living area is below the average for the entire Island Lakes neighbourhood, it is actually above average compared to other homes specifically on Beaupre Bay, ranking 11th largest out of 37 on the street.

2. Is the assessed value typical for the area?
No, the assessed value of $38,600 is significantly below the average for Island Lakes, placing it in the top 95% (meaning 95% of homes in the neighbourhood have a higher assessed value). This is a key factor in its affordability for the area.

3. What does the sold price history indicate?
The home sold previously in November 2023 and December 2020. The provided price ranges show it has transacted below the average sold price for Island Lakes in both periods, consistent with its lower assessed value.

4. Are there any notable features or omissions?
The listing confirms a renovated basement, which adds value, but also notes there is no garage. This is an important consideration for parking and storage.

5. How old is the property, and what does that mean?
Built in 1985, it is among the older homes on its street and in the Island Lakes neighbourhood. This typically suggests more mature landscaping and settled infrastructure, but buyers should factor in the age of major systems like the roof, windows, and HVAC during their inspection.