Property Overview: 82 Bluewater Crescent, Niakwa Place, Winnipeg
Key Characteristics, Appeal & Ideal Buyer
This home at 82 Bluewater Crescent is a 1,152 sqft bungalow built in 1971, situated on a 3,134 sqft lot in Winnipeg's Niakwa Place neighbourhood. Its core appeal lies in its position as a more accessible entry point into a well-established area. The home's assessed value of $279k is notably below the averages for its street, neighbourhood, and the wider city, suggesting a potentially lower property tax burden and an opportunity for buyers priced out of larger lots in the area.
The appeal is pragmatic. The living space is functional and aligns closely with the average for Bluewater Crescent itself. While the lot is smaller than most in Niakwa Place, this can translate to less maintenance—a significant consideration for downsizers or those seeking a simpler yard. The home’s recent sale in August 2024, within the $300k-$350k range, indicates a refreshed market value.
This property would best suit first-time buyers looking for a foothold in a mature neighbourhood without the premium for a large yard, or practical downsizers who value location and manageable upkeep over square footage. It represents a value-conscious choice, offering neighbourhood amenities and stability while acknowledging the trade-off of a compact lot.
Frequently Asked Questions
1. Is the smaller lot size a major drawback?
It depends on your priorities. While significantly smaller than the neighbourhood average, it requires less maintenance and landscaping cost. For buyers who prioritize indoor space or low-yard upkeep, it can be an advantage.
2. Why is the assessed value so much lower than area averages?
The assessed value is influenced by the home's size, lot dimensions, and features relative to others. Its below-average valuation for the area primarily reflects the compact lot and modest living space compared to larger homes nearby, not necessarily the condition.
3. What does the recent sale history tell us?
The home sold in August 2024 for between $300,000 and $350,000. This recent transaction provides a clear, current benchmark for its market value, well above its 2019 sale price and closer to its assessed value than area averages.
4. What are the less obvious things to consider here?
Consider the long-term potential. A smaller lot in a desirable area can be a smart, lower-cost entry point. Also, homes from this era (1971) may have undergone significant updates; an inspection is key to understand the state of major systems like plumbing, electrical, and the roof.
5. How can I get the exact sold price?
The displayed sold price is a range. To obtain the exact figure, you must request it directly via email from the site provider, as they manually look up and provide this data due to industry regulations preventing its direct publication.