Property score
82.3
Excellent
Overall 82.3 · Larger but older than most nearby homes
4,027 sqft (top 22%) · Built in 1909 (21 yrs older than avg)
Located in a high-income area with median household income of ~106k
Transit 80.0 · 5-min walk to transit with 3 nearby routes · Within 500m: 9 dining spots, 5 schools, 2 healthcare facilitys, and 6 parks nearby
Living Area
Above average
36% larger than neighborhood avg.
Year Built
Below average
21 yrs older than neighborhood avg.
Mother tongue
English · 83%French · 3%
Past 10 years Armstrong Point sales snapshot (~80% of all data)
37
565k
$123/sqft
1930
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82.3 is composed by the two sections below.
Property Score
Community Score
Armstrong Point
How to read: Share of sales in each ~$50k price band for “armstrong point” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46110657
$106K
Median household income
$145K
Average household income
8%
Low income (LIM-AT)
0.3
Income inequality (Gini)
5.0
P90 / P10 ratio
27%
Single-person households
24%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
85 West Gate — 25 amenities found within 500 m, across 5 categories, including 9 dining (nearest 264 m), 5 education (nearest 84 m), 2 healthcare (nearest 328 m).
Armstrong Point · WPS public data · 2025
Annual incidents
65
2025
vs. city avg
+120%
relative to avg
Year-over-year
▲ +67%
vs. prior year
Primary type
Property
91%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 40% | Bottom 49% | Top 3% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview & Key Characteristics
85 West Gate is a substantial, character-filled home in the historic Armstrong Point neighbourhood. Built in 1909, it sits on a large, desirable lot of over 9,000 square feet. The home itself offers generous living space of over 4,000 square feet across one and a half storeys and features a renovated basement and a detached garage.
Its primary appeal lies in the combination of historic charm, significant lot size, and its location in a quiet, established area. The property ranks highly for its land size and living area within its immediate context, suggesting a home with presence and space that is uncommon in the core neighbourhoods. It would suit buyers looking for a project-ready character home with "good bones," who value the prestige and tranquility of Armstrong Point over a brand-new build. It’s particularly suited for those who appreciate the potential in a historic property and have the vision (and possibly the budget) for updates, as the assessed value is notably lower than its last sale price, indicating a unique value proposition or a need for modernization.
Frequently Asked Questions
1. What does the significant difference between the last sold price ($710k in 2022) and the current assessed value ($650k) indicate?
This typically reflects a municipal assessment for tax purposes, which often lags behind market sales. It can suggest the market has adjusted, or it may highlight that the assessment is based on different criteria. It's a key point for negotiation and understanding potential property taxes.
2. The home is described as "One & 1/2 Storey." What does this mean for layout and ceilings?
This style, common for the era, often features a main floor with principal rooms and a second floor under sloping rooflines, creating cozy bedrooms with potentially lower ceilings in some areas. It emphasizes charm over uniform, modern volume.
3. How does the detached garage impact utility, especially in winter?
While offering flexibility (workshop, storage separate from the house), a detached garage means a walk outdoors in all weather conditions. For some, this is a minor trade-off for the character; for others, it's a practical consideration for daily use.
4. The lot is ranked in the top 29% on its street for size. Is that a major advantage?
Absolutely. In a mature, central neighbourhood like Armstrong Point, larger lots are rare and highly valued. It provides more privacy, garden space, and potential for outdoor living or future additions (subject to zoning).
5. The nearby "Worth Viewing" properties have wildly varying assessed values. Why?
The list includes comparison points for style and era, not just price. Some are likely condominium properties (hence very low assessed values for units), while others may be multi-family or have different zoning. It underscores that 85 West Gate is a single-family home on its own sizable lot, a fundamentally different type of asset.
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