Property score
85.6
Excellent
Overall 85.6 · Smaller than most nearby homes
1,776 sqft (bottom 16%) · 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
20% 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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85.6 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 | Bottom 1% | Bottom 10% | Top 7% |
Request exact sold prices and history by email
Address · Distance
Address · Tax-Assessed Value
Property Overview: 15 Mossy Oaks Cove
Section 1: Key Characteristics & Appeal
This well-situated one-storey home in Assiniboia Downs is defined by its generous, private lot and solid modern build. The key appeal lies in its substantial 11,509 sqft land area, which ranks in the top 7% for its street and neighbourhood, offering rare space and potential in the city. Built in 2008, the home is a relatively newer construction compared to many in Winnipeg, suggesting modern building standards and less immediate worry over major system replacements.
The 1,776 sqft living area is spacious for a bungalow, placing it above average locally. While the home features an attached garage and a full basement (not renovated), its true value driver is the land. The property last sold in late 2020 for $600k, and its current assessed value is notably lower, which may attract attention from buyers looking for long-term value in a prime location.
This property would best suit buyers who prioritize outdoor space, privacy, and a blank-canvas basement for future customization. It’s ideal for a family seeking room to grow, add a pool, or landscape extensively, or for someone looking for a solid, newer-built bungalow on a lot that is increasingly hard to find. A less obvious perspective is its potential appeal to multigenerational living, where the single-level layout and large lot could accommodate future additions.
Section 2: Frequently Asked Questions
1. What does "basement, not renovated" typically mean?
It indicates the lower level is unfinished or in original condition, offering functional space but presenting an opportunity for the buyer to customize it to their needs and taste.
2. The sold price from 2020 is much higher than the current assessed value. Why?
Assessed value is for municipal tax purposes and often lags behind market value, which is influenced by current supply, demand, and recent comparable sales. The 2020 sale price reflects the market peak during that time.
3. How significant is the lot size?
Very. A lot of over 11,500 sqft is uncommon, especially for a home built in 2008. It provides exceptional privacy, space for recreation, gardens, or future expansions that smaller, older lots cannot.
4. What are the implications of the home being a "one storey" or bungalow?
This layout offers all primary living spaces on one level, which is often sought for its accessibility and easy flow. It can be efficient to heat and cool, but may have a different room configuration than a two-storey home.
5. The rankings show the home is newer than 85% of Winnipeg. Is that a major advantage?
It can be. A 2008 build likely means more modern insulation, wiring, plumbing codes, and window standards, potentially leading to lower maintenance costs and better energy efficiency compared to homes built decades earlier.
