Property Overview
This home at 11 Sandy Lake Place presents a compelling mix of established character and relative value within its immediate setting. Its appeal lies in being a well-positioned property on a desirable street, offering a practical layout in a mature neighbourhood.
Key Characteristics & Ideal Buyer
The 1,200 sqft bungalow, built in 1978, sits on a 3,615 sqft lot. The data reveals a clear strength: this is one of the premier properties on its own street. It ranks #1 for living area and year built among the 20 comparable homes on Sandy Lake Place, and #3 for assessed value. This suggests a home that has been maintained well relative to its direct neighbours.
Its appeal is nuanced. While it shines on its street, it sits around or below neighbourhood and city averages for lot size and value. This creates an opportunity for a buyer seeking a prime location within a well-regarded area like Waverley Heights, but at an assessed value noticeably below the neighbourhood average. It suits a practical buyer who values a spacious interior over a large yard, and who understands that a lower assessment can be an advantage. It would fit a young family looking for move-in-ready character in a solid locale, or a downsizer wanting single-level living without premium neighbourhood pricing.
Frequently Asked Questions
1. Is this a good value for the area?
The assessed value of $356k is above the street average but below the wider neighbourhood average. This indicates you may be getting more home for your money compared to the immediate street, while potentially paying less than the typical Waverley Heights home.
2. How does the lot size impact the property?
At 3,615 sqft, the lot is smaller than most in the neighbourhood and city. This means lower maintenance, but also less private outdoor space. The trade-off is a more generous-than-average living area inside the home itself.
3. What does the "Elite" street ranking mean?
Rankings are relative. Being #1 for living area and year built on the street suggests this home is likely among the most updated and spacious in its direct peer group, which can be a point of pride and stability.
4. The home was built in 1978. Should I be concerned?
The year built is ranked #1 on its street and above average for the neighbourhood, meaning it is actually newer than many nearby homes. As with any home of this age, a thorough inspection of major systems (roof, wiring, plumbing) is recommended.
5. Why is the neighbourhood ranking lower than the street ranking?
This is a key insight. The home excels on its specific street, which may be a quiet, established enclave. The broader neighbourhood includes a wider variety of properties, often on larger lots. It highlights the importance of evaluating the micro-location—the specific street—as much as the general neighbourhood.