3 Arpin Bay

Property Overview: 3 Arpin Bay, Island Lakes, Winnipeg

Section 1: Key Characteristics & Buyer Profile

This is a well-maintained, renovated one-storey bungalow on a quiet bay in the established Island Lakes neighbourhood. Built in 2002, it is notably newer than most homes in Winnipeg, offering modern construction fundamentals without the premium of a brand-new build. The home features 1,222 sqft of living space, an attached garage, and a renovated basement, presenting a practical and comfortable layout.

Its primary appeal lies in its balance and location. While the living space is cozy compared to some larger homes on its street, it represents a smart, efficient footprint that is easier to maintain. The assessed value is strong citywide, suggesting good underlying value for Winnipeg, while being more accessible within its own desirable neighbourhood. This creates an opportunity for buyers seeking a turn-key home in a mature, amenity-rich area like Island Lakes without the highest price point on the block.

This property would ideally suit first-time buyers, downsizers, or practical investors looking for a low-maintenance, single-level living option in a proven community. It’s for those who prioritize a modern(ish) build year, a renovated condition, and neighbourhood character over maximizing square footage.

Section 2: Frequently Asked Questions

1. Is this home smaller than others in Island Lakes?
Yes. At 1,222 sqft, the living area is below the average for both Arpin Bay and the wider Island Lakes neighbourhood. This is reflected in its pricing and represents a more manageable, efficient space.

2. How does its value compare across different areas?
Its assessed value is above average for Winnipeg as a whole, but around or below average within Island Lakes and on Arpin Bay specifically. This indicates you are paying for a desirable city-wide location, but may be getting relative value within that immediate community.

3. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. This is a key detail to clarify with the selling agent to understand the finish quality, layout, and whether it includes a secondary suite or legal rental potential.

4. The lot seems smaller than some in the area. Is that a concern?
The land area is around average for its street but below average for Island Lakes. This means smaller yard maintenance, which some buyers prefer, but less private outdoor space than some neighbouring properties.

5. The home sold in 2021. What does that recent sale history suggest?
The 2021 sale price provides a transparent, recent market benchmark. Understanding why the current owners are selling after a relatively short period—and how the market has changed since then—will be important context for your offer.