Property Overview
31 Harbours End Cove is a well-established home in Winnipeg’s Island Lakes neighbourhood. Built in 1999, it offers 1,631 sqft of living space and sits on an exceptionally large, private lot of over 13,400 sqft. The home features a renovated basement and a cabover design, but does not include a garage or pool. Its assessed value is $54,600.
Key Features & Ideal Buyer
The primary appeal of this property lies in its land. The lot size is in the top 3% for both the Island Lakes area and the entire city, offering rare space and potential for gardening, recreation, or future expansion. Combined with an above-average living area and a renovated basement, it provides solid interior space on a standout parcel of land.
Its value is further underscored by consistent metrics: it ranks above average in assessed value and living area compared to its immediate street, the wider neighbourhood, and city-wide benchmarks. This suggests a property that holds its worth in multiple contexts.
This home would best suit a buyer who prioritizes outdoor space and privacy over brand-new construction. It’s ideal for someone looking for a established home in a mature neighbourhood, where the value is anchored by the land itself. The lack of a garage and the 1999 build date mean it appeals to practical buyers comfortable with some updates, who see the large lot as a long-term asset rather than just a yard.
Frequently Asked Questions
1. How does the lot size compare to a typical Winnipeg property?
The lot of 13,444 sqft is exceptionally large, placing it in the top 3% of properties city-wide. It is more than double the average lot size in Winnipeg, which is around 6,570 sqft.
2. What does “above average” for assessed value mean in this area?
With an assessed value of $54,600, this home ranks in the top 20% on its own street, the top 18% in Island Lakes, and the top 13% city-wide. This indicates a strong and consistent valuation relative to peers.
3. Is the renovated basement a legal suite?
The listing specifies a renovated basement but does not indicate it is a legal secondary suite. Buyers should verify its compliance with local regulations if considering rental income.
4. The home sold in late 2023. What can that price tell me?
The sold price range from November 2023 was between $57,500 and $60,500. This recent sale provides a concrete market benchmark, showing it sold for a premium above its assessed value at that time.
5. What are the practical implications of having no garage?
The lack of a garage means all vehicle parking will be on the driveway. This is a trade-off for the large lot space and should be factored into plans for storage, vehicle protection, and winter convenience.