44 Gundy Lake Bay

Property Summary: 44 Gundy Lake Bay, Winnipeg

Section 1: Key Characteristics & Appeal

This home presents a compelling value proposition within the desirable Waverley Heights neighborhood. Its key appeal lies in offering above-average interior space and a modern build year for the area, at an assessed value that is notably reasonable for its immediate street.

The 1,418 sqft living area is spacious for both the neighborhood and city, ranking well above the local average. Built in 1994, the property is newer than most homes in Waverley Heights, placing it in the top 2% for its area—a significant advantage suggesting potentially fewer major upkeep concerns. While the lot is smaller than others on Gundy Lake Bay, it remains in line with broader neighborhood and city averages, offering manageable outdoor space.

This property would suit value-conscious buyers seeking a well-sized, relatively modern home in an established area. It’s particularly appealing for those who prioritize interior space and contemporary infrastructure over a large yard. The below-average assessed value for the street indicates a potentially attractive entry point into a street of generally higher-valued homes, making it a smart pick for buyers looking for a footprint in a good neighborhood without the premium price tag of the largest lots.

Section 2: Frequently Asked Questions

1. Is the lot size a drawback?
While it is the smallest lot on Gundy Lake Bay, it is typical for the wider Waverley Heights area and the city. It offers manageable maintenance, which can be a benefit for many, without sacrificing the neighborhood's overall appeal.

2. Why is the assessed value lower than the street average?
The assessed value is likely influenced by the smaller lot size relative to neighbors. This can represent an opportunity, as you acquire a home with above-average living space and a newer build year for the area at a value-oriented point.

3. How does the 1994 build year compare?
It is a significant advantage. Being newer than 98% of comparable homes in Waverley Heights suggests systems (like roofing, windows, plumbing) may have more serviceable life remaining compared to the neighborhood standard, which averages 1978.

4. Is the living space competitive?
Yes. The home offers more interior space than most in the immediate neighborhood and is on par with the Winnipeg average. You get a spacious interior for the area, which is a key trade-off for the smaller lot.

5. What does the "street level" ranking tell us?
It shows this home is an outlier on its own street in specific ways: it has a smaller lot and lower assessed value than its neighbors. However, when viewed in the broader, highly-ranked Waverley Heights context, it transitions to being an above-average property in terms of value, size, and modernity.