Property Summary: 35 Norilyn Bay
Section 1: Key Characteristics & Appeal
This home at 35 Norilyn Bay stands out for its substantial lot size and strong value proposition within its immediate area. The nearly 9,750 sqft lot is the largest on its street (top 3%) and places it in the elite tier for land size within the desirable Valley Gardens neighborhood (top 2%). With 1,763 sqft of living space, the home itself is comfortably above average for both the street and the wider city.
The appeal lies in its established setting and clear positional advantages. The property’s assessed value of $414k ranks in the top 5% on its street, suggesting it is perceived as a premium home in a well-regarded local context. Built in 1973, it is slightly newer than the average home on the street, offering a balance of mature landscaping and a modern-enough foundation.
This property would best suit buyers who prioritize outdoor space and a sense of established prestige on their block over a brand-new build. It’s ideal for someone looking for a home that is a standout on its street and in its neighborhood, particularly for gardening, expansion potential, or simply more private space. The numbers suggest a buyer who values a strong, above-average position in a specific community more than just citywide averages.
Section 2: Frequently Asked Questions
1. How does the lot size compare practically?
At 9,748 sqft, the lot is about 50% larger than the average lot on Norilyn Bay and over 80% larger than the typical lot in Valley Gardens. This translates to significant extra yard space compared to most neighbors.
2. The home’s assessed value is high for the street. What does that indicate?
Ranking #2 out of 39 on the street for assessed value suggests municipal assessors view this as one of the most valuable properties on the block. This can reflect the large lot, the home’s condition, improvements, or a combination of factors that set it apart locally.
3. Is the living space considered large?
At 1,763 sqft, it is above average for the street, neighborhood, and slightly above the city average for comparable homes. It offers more space than most in the immediate area but is not an exceptionally large home by broader city standards.
4. The citywide ranking for value is "around average." Is that a concern?
Not necessarily. It indicates the home’s value is typical when compared to all similar properties across Winnipeg. The more relevant insight is its elite standing on its own street and above-average standing in Valley Gardens, highlighting the premium for this specific location.
5. What does the "year built" ranking tell me?
Built in 1973, the home is newer than most comparable homes citywide but is quite typical for its neighborhood. On its own street, it ranks well (top 15%), meaning it is one of the newer homes in that specific cluster, which can be positive for systems and style.