Property Overview: 2 Sandy Lake Place, Waverley Heights
Section 1: Key Characteristics & Appeal
This 827 sqft bungalow, built in 1978, presents a compelling case for value-focused buyers seeking a low-maintenance lifestyle. Its primary appeal lies in its efficient use of space and its position as one of the newest homes on its street, offering modernized systems compared to many neighbours. The assessed value of $325K is very competitive, sitting close to the street average but notably below the broader neighbourhood average, suggesting a potential value entry point into Waverley Heights.
The property suits first-time buyers, downsizers, or investors looking for a manageable footprint without a major renovation project. The smaller, 3,118 sqft lot is a key differentiator: while below average in size, it translates to significantly less yard work, which is a genuine advantage for those seeking a lock-and-leave lifestyle or who prioritize interior living space over extensive outdoor maintenance. This isn't a sprawling family estate; it's a practical, grounded home for someone who values a newer build year on a quiet street over sheer square footage.
Section 2: Frequently Asked Questions
1. Is the living area small for the neighbourhood?
Yes, the home's living area is below average for both the Waverley Heights neighbourhood and Winnipeg overall. This is reflected in its competitive price point. It's designed for efficient living rather than spaciousness.
2. What does the "newer build year" ranking actually mean?
The data shows this home is ranked #1 out of 20 on its own street for year built. Essentially, it is the newest or among the very newest comparable homes on Sandy Lake Place, indicating potentially updated core components like wiring, plumbing, and windows compared to immediate neighbours.
3. How does the smaller lot size impact me?
The lot is smaller than most on the street and in the area. This means less private outdoor space and smaller garden potential, but also reduced time and cost for lawn care, landscaping, and snow clearing. It's a trade-off that many buyers actively seek.
4. Is the assessed value a good indicator of the listing price?
The assessed value ($325K) is a municipal valuation for tax purposes, not a market price. However, its position—around the street average but well below the neighbourhood average—suggests the home could be priced attractively within the wider market context. Always rely on a current market evaluation for pricing.
5. Who would this property not suit?
It may not be ideal for buyers requiring multiple large bedrooms, dedicated home office spaces, or extensive room for indoor entertainment. Families needing a large backyard for play or gardeners wanting extensive planting beds might find the lot size limiting. It's best for those comfortable with a compact, efficient layout.