Property score
89.2
Excellent
Overall 89.2 · Newer than most nearby homes
2,000 sqft (bottom 41%) · Built in 2011 (2 yrs newer than avg)
Located in a high-income area with median household income of ~109k
Transit 40.0 · 16-min walk to transit with 1 nearby route · Within 500m: 2 parks, and 2 place of worships nearby
Living Area
Near average
10% smaller than neighborhood avg.
Year Built
Above average
2 yrs newer than neighborhood avg.
Mother tongue
English · 85%French · 2%
Past 10 years Assiniboia Downs sales snapshot (~80% of all data)
52
940k
$470/sqft
2009
Buying a home is more than a transaction. Our Winnipeg real estate agents provide market insights, pricing analysis, and neighbourhood expertise to help you decide with confidence.
Usually replies in a few minutes
Free · No credit card required
89.2 is composed by the two sections below.
Property Score
Community Score
Assiniboia Downs
How to read: Share of sales in each ~$50k price band for “assiniboia downs” (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: #46111093
$109K
Median household income
$147K
Average household income
5%
Low income (LIM-AT)
0.3
Income inequality (Gini)
4.0
P90 / P10 ratio
23%
Single-person households
28%
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
14 Blue Oaks Cove — 4 amenities found within 500 m, across 2 categories, including 2 parks (nearest 337 m).
Assiniboia Downs · WPS public data · 2026
Annual incidents
8
2026
vs. city avg
-73%
relative to avg
Year-over-year
▼ -88%
vs. prior year
Primary type
Property
75%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 17% | Top 19% | Top 1% |
Request exact sold prices and history by email
Address · Distance
Property Overview
14 Blue Oaks Cove is a spacious, modern one-storey home in Winnipeg's Assiniboia Downs neighbourhood. Its primary appeal lies in the exceptional combination of a very large, half-acre lot and a recently renovated home, all within the city. The property ranks in the top tier of Winnipeg for lot size, placing it in the top 1% of all properties in the city. Built in 2011, the 2,000 sqft bungalow features a renovated basement and an attached garage.
This home is ideally suited for buyers who prioritize private outdoor space and room to grow over a multi-level floor plan. It’s a strong match for families seeking a safe, established neighbourhood with room for play, gardening, or future additions, or for those looking for single-level living without compromising on property size. The significant difference between its last sold price and its current assessed value suggests a property that has seen considerable market appreciation, indicating a history of investment and desirability.
Key Details & FAQs
Key Characteristics & Appeal
Frequently Asked Questions
1. What does the ranking data (e.g., "Top 1% in Winnipeg") actually mean?
It means this property's lot size is larger than 99% of all residential properties in Winnipeg, making it exceptionally rare. The other rankings (for living area, year built) show it is consistently above average compared to local and city-wide benchmarks.
2. Why is there such a large gap between the assessed value ($82.70k) and the last sold price ($940k)?
This is a key point to clarify. Municipal assessed value for tax purposes is often much lower than market value. The last sold price of $940k in January 2025 is the true indicator of its recent market value. Always rely on current market analysis and recent sales for pricing.
3. Is the renovated basement a legal suite?
The listing states "Basement: Yes, renovated." It does not specify it as a legal secondary suite. A buyer must verify with the city if it is permitted as a suite, which has implications for insurance, financing, and taxes.
4. What is the neighbourhood feel of Assiniboia Downs?
It's an established, mature neighbourhood. The very large lot sizes on this street suggest a quiet, private setting. Its high rankings within the neighbourhood itself indicate it's among the more premium properties in the area.
5. What are the less obvious considerations with a property like this?
While the lot is a huge asset, consider the maintenance (lawn care, landscaping) and utility costs for a larger property and a 2,000 sqft home. Also, as a bungalow, all living space is on one floor, which is efficient but means a larger footprint on that prized lot.
