Property Summary: 70 Lake Grove Bay, Waverley Heights
Section 1: Overview & Appeal
This home at 70 Lake Grove Bay presents a compelling opportunity in Winnipeg's Waverley Heights neighborhood. Its key characteristic is consistent above-average performance across nearly every metric when compared to its immediate street, wider neighborhood, and the city as a whole.
The appeal lies in its balanced and statistically strong position. With 1,620 sqft of living space, it offers more room than most comparable homes locally. The 1981 build year is a standout feature, ranking in the top 2% on its street, suggesting a potentially newer construction or more recent major renovations than its direct neighbors. This combination of newer build and larger footprint is somewhat uncommon. The lot size of nearly 7,000 sqft provides ample outdoor space, ranking well above the city average.
This property would suit buyers looking for a move-in-ready home in an established area who value data-driven reassurance. It’s ideal for someone who appreciates a home that outperforms its peers on paper—not just in one aspect, but in living space, modern construction, and lot size simultaneously. It avoids the extremes of being the most expensive or the largest, instead offering a thoughtful, above-par package that balances space, modernity, and value.
Section 2: Frequently Asked Questions
1. What does the "Elite" ranking for Year Built actually mean?
It means this home, built in 1981, is newer than 98% of the 56 comparable homes on Lake Grove Bay itself. The street's average build year is 1979, so this property is notably newer than most of its direct neighbors, which can imply updated infrastructure and building standards.
2. Is the assessed value a reliable indicator of market price?
The assessed value of $455k is used for municipal tax purposes and is a useful benchmark. It ranks above average at every level (street, neighborhood, city), suggesting the city assessor sees solid value. However, market conditions ultimately determine sale price, so it should be one factor among many in your evaluation.
3. The living area is above average, but the lot size is slightly below the street average. Is that a concern?
Not necessarily. While the lot is slightly smaller than the street average (6,998 sqft vs. 7,185 sqft), it remains significantly larger than the neighborhood and city averages. This often indicates a more efficient use of land, with more square footage dedicated to the home itself rather than the yard—a preference for many buyers.
4. How does this home fit within the broader Waverley Heights area?
The data shows it sits comfortably in the top 20% of the neighborhood for living area, land size, and value. It’s a consistently strong performer within an established area, rather than an outlier. This can be appealing for long-term stability and resale.
5. What might be a less obvious takeaway from this data?
The harmony of the rankings is noteworthy. There’s no single metric that drastically underperforms, which can signal a well-rounded property without obvious compromises. Additionally, its strength is most pronounced at the hyper-local street level, suggesting it's a particularly good fit within its specific micro-community on Lake Grove Bay.