Property score
87.7
Excellent
Overall 87.7 · Compared with neighbourhood average
1,962 sqft (bottom 35%) · Built in 2008 (1 yr older than avg)
Located in a high-income area with median household income of ~109k
Transit 0.0
Living Area
Below average
11% smaller than neighborhood avg.
Year Built
Near average
1 yrs older 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
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87.7 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
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 40% | Bottom 44% | Top 2% |
Request exact sold prices and history by email
Address · Distance
Address · Tax-Assessed Value
Property Summary: 15 Hidden Oaks Cove
Key Characteristics & Appeal
This is a spacious, well-established family home in the Assiniboia Downs neighbourhood, built in 2008. Its primary appeal lies in its generous, private lot of nearly 12,000 sqft—a rarity that places it in the top 4% of Winnipeg for land size. The home itself is a renovated one-storey bungalow with a pool, an attached garage, and a finished basement, offering a move-in-ready layout ideal for single-level living.
The property’s standout value is its significant equity position. With a recent sale price of $800k against a modest assessed value of $79.9k, it indicates substantial owner investment and a premium, updated property that transcends municipal valuation metrics. This home suits buyers looking for long-term family living with ample outdoor space, privacy, and recreational amenities like a pool. It would particularly appeal to those who value a large yard over a massive house footprint, and to buyers who understand that a low assessment in this context reflects historical value, not market price, which can be advantageous for certain financial calculations.
Frequently Asked Questions
1. Why is there such a large gap between the sold price and the assessed value?
The assessed value is for municipal tax purposes and is based on a mass appraisal system from a historical base year. The sold price reflects the current market value, driven by the home’s renovations, premium lot size, and amenities, indicating significant upgrades and investment by the owners.
2. How does the large lot size benefit me beyond just space?
Beyond privacy and room for activities or a pool, a lot in the top 4% city-wide offers long-term value. It provides flexibility for future expansions, like adding a deck, workshop, or garden, and is a finite asset that typically appreciates well in established neighbourhoods.
3. Is a one-storey home with this living area suitable for a family?
Yes, especially with a renovated basement. The nearly 2,000 sqft main floor provides ample daily living space, and the finished basement adds significant flexible square footage for recreation, guests, or a home office, effectively creating a two-level living environment.
4. The home ranks lower for "newness" in the area. Is it outdated?
Not at all. Built in 2008, it is a modern home. The ranking reflects that the immediate neighbourhood has some newer constructions. The key is that this home is past its initial settling phase and is situated on a mature, landscaped lot, while still being contemporary enough to have modern building standards and efficiency.
5. What does the "Top 2%" ranking for the sold price in Winnipeg mean?
It means this home sold for a price higher than 98% of other recorded home sales in the city. This underscores its premium market position, driven by its unique combination of lot size, renovations, and specific amenities like the pool, placing it among Winnipeg's most desirable properties.
