Property Overview: 99 Arpin Bay, Island Lakes, Winnipeg
Section 1: Key Characteristics & Appeal
This is a well-maintained, early-2000s family home in the established Island Lakes neighbourhood. Its key features include a renovated basement and an attached garage. With 1,480 sqft of living space, the home sits comfortably around the average size for its immediate street and area, offering practical, no-surprises square footage for daily life.
The primary appeal lies in its balance and stability. The home is not an outlier in any category but presents a solid, middle-of-the-road offering in a desirable community. It stands out for being newer than most homes city-wide, suggesting potentially fewer major age-related concerns. While the lot size is slightly more compact compared to others in Island Lakes, it translates to less yard maintenance. The assessed value ranks notably high city-wide, indicating a strong perceived value relative to the entire Winnipeg market.
This property would suit first-time buyers or growing families looking for a move-in ready home in a mature neighbourhood with amenities, without the premium for a massive lot or the unpredictability of a much older structure. It’s a pragmatic choice for those prioritizing a modernized interior (thanks to the renovated basement) and community over sheer size.
Section 2: Frequently Asked Questions
1. How does the lot size compare to the neighbourhood?
The land area of 4,614 sqft is below the average for Island Lakes. This means a more manageable yard for gardening and upkeep, but less private outdoor space than some neighbouring properties.
2. What does the "above average" city-wide assessed value mean?
While the assessed value is around average for Island Lakes, it ranks in the top 23% across all of Winnipeg. This suggests the property holds its value well in the broader market context, which can be a positive for long-term equity.
3. Is the home’s age a concern?
Built in 2002, the home is newer than roughly 83% of properties in Winnipeg. This is a significant advantage, as major components like the roof, windows, and HVAC system are likely from a more modern era, though they will still be due for inspection given the home is now over 20 years old.
4. What can past sale prices tell me?
The home sold in 2017 and again in 2020. The price increase between those sales aligns with broader market trends of the time. For a precise understanding of its current market value, these figures should be compared with recent sales of similar homes in Island Lakes, as the market has evolved since 2020.
5. Who would this home not suit?
Buyers seeking a very large lot, an exceptionally spacious floor plan above neighbourhood averages, or a brand-new build might find this property too conventional. Its strengths are in its community, modernized features, and relative newness, not in offering standout size or acreage.