Property Overview: 22 Yachts Cove, Normand Park, Winnipeg
Key Characteristics, Appeal & Ideal Buyer
This is a substantial, modern family home built in 2010, situated on a generous 7,345 sqft lot in the Normand Park neighbourhood. Its primary strength is its significant scale, offering 2,880 sqft of living space. This places it among the largest homes not just on its street, but in the wider area and city, ranking in the top 3% locally and top 1% city-wide for size. With an assessed value of $892,000, it represents an above-average investment for the neighbourhood and an elite-tier property compared to the Winnipeg average.
The appeal lies in the combination of a contemporary build (just over a decade old) and expansive square footage, providing move-in-ready space without the need for major updates. A thoughtful perspective is its positioning on the street: while the home itself is the largest, its assessed value is around the average for Yachts Cove, which could suggest a value opportunity relative to its size or reflect the premium lot sizes typical of this specific enclave. The property suits buyers looking for a established, high-capacity family home in a mature neighbourhood, who prioritize interior space over having the absolute largest lot on the block. It’s ideal for those seeking a property that stands out in scale compared to most of the city, while being part of a consistent, higher-value streetscape.
Frequently Asked Questions
1. How does the assessed value relate to likely market price?
The assessed value of $892,000 is for municipal tax purposes. Market value is determined by current buyer demand. The home last sold between $750,000-$800,000 in late 2016, and its value has appreciated since. Exact recent comparable sales data requires a manual lookup.
2. Is the lot size a pro or con?
At 7,345 sqft, the lot is above average for both the city and Normand Park, offering ample outdoor space. It is, however, slightly smaller than the average lot on Yachts Cove itself. This indicates the street features very large lots, and this property offers a balance of a spacious yard with a disproportionately large home footprint.
3. What does the "Elite" ranking for living area actually mean?
The rankings compare the home against specific groups. Its living area is larger than 99% of all Winnipeg homes, 97% of homes in Normand Park, and 89% of homes on Yachts Cove. This clearly highlights its standout feature: exceptional interior space.
4. The home was built in 2010. What should I consider about its age?
A 2010 build means major systems (roof, HVAC, windows) are likely original and may be approaching mid-life maintenance or replacement. The advantage is a modern layout and building standards, but a pre-purchase inspection is wise to assess the condition of these components.
5. How can I verify the exact past sale prices?
Due to data display regulations, exact sold prices are not published on the site. You can request the full transaction history via email, and the team will provide the verified figures manually, typically by the end of the same business day.