192 Nuthatch Bay

Property Overview & Key Characteristics

This property at 192 Nuthatch Bay presents a unique profile defined by its land and location within Winnipeg's Rosser-Old Kildonan area. Its primary appeal lies in its generous 4,921 sqft lot, which ranks within the top 8% for size on its street, offering ample outdoor space in a quiet, established neighbourhood. The data suggests a home that is notably newer and larger than most in its immediate area, ranking in the top 3% on its street and even higher city-wide for both living area and year built. This indicates a well-sized, modern structure relative to its surroundings.

The appeal here is for a practical buyer who values space, modernity within a mature community, and solid fundamentals over flashy amenities (note there is no pool or garage listed). It would suit a young family seeking room to grow outdoors, or a value-conscious buyer looking for a home that stands out in its local market for its size and age without the premium of a brand-new subdivision. A thoughtful perspective is the balance it strikes: you get the space and newer build, while the assessed value remains closely aligned with neighbouring properties, suggesting it may not be priced at a steep premium for those advantages.

Frequently Asked Questions

1. What does the "top percentile" ranking actually mean?
It means this property scores very highly compared to others. For example, ranking in the top 3% for living area on its street means 97% of homes on Nuthatch Bay have a smaller living space.

2. Why is the assessed value similar to nearby homes if this one is newer and larger?
Municipal assessed value for tax purposes doesn't always directly correlate with market value or all property features. It's an administrative valuation. The market may recognize a premium for the larger lot and newer build that isn't fully reflected in this tax assessment.

3. What are the implications of having no garage?
This means factoring in the cost and space for alternative parking or storage solutions. For some buyers, the large lot could accommodate a future garage, subject to local bylaws and permits.

4. The nearby "similar assessed value" properties are on Oakdale Drive. Are those comparable homes?
Not necessarily. They are listed solely because they share an identical tax assessment figure ($13.10k). They are in a different neighbourhood (Marlton) and are likely multi-unit properties (e.g., townhouses or condos), highlighting that assessment value alone isn't a good indicator of similarity.

5. What should I view the "Worth viewing" references as?
Consider them as neighbourhood benchmarks or competition. They are nearby properties in Rosser-Old Kildonan with similar assessed values, providing a snapshot of what else is available in the same price tier for comparison.