Property Overview

This two-storey home at 22 Bur Oaks Cove in Assiniboia Downs offers a compelling mix of space, modern age, and established surroundings. Built in 2010, it sits on a remarkably large, 17,390 sqft lot, which ranks among the top 2% for size in Winnipeg. The 2,294 sqft living area is also well above average for the city. While the basement is unfinished, it presents a clean slate for future expansion. The home’s appeal lies in its generous proportions and its position as a relatively newer build in a mature neighbourhood. It would particularly suit buyers looking for ample outdoor space for a growing family, gardening, or future additions, and who prefer a home that’s past its initial settling-in phase but still modern. A thoughtful perspective is that the large lot offers not just space, but also long-term privacy and potential that is increasingly rare in newer subdivisions.

Key Details & Questions

• Key Characteristics: A 2010 two-storey with 2,294 sqft of living space, an attached garage, and a full, unfinished basement. The standout feature is the 17,390 sqft lot.
• Appeal & Suitability: Its primary appeal is the exceptional lot size within the city. It suits buyers prioritizing outdoor space and a modern, yet established, home foundation over immediate move-in perfection.
• What is the neighbourhood like? Assiniboia Downs is a mature, established area. The property's rankings show it is newer and on a larger parcel than most homes on its street and in Winnipeg overall, suggesting it's a bit of an outlier in terms of modern scale within a classic neighbourhood.
• Why is the assessed value much lower than the last sale price? Municipal assessed value for tax purposes is a formula-driven estimate and often lags behind the current market. The 2022 sale price of $720k is a more accurate reflection of its recent market value.
• What does "unfinished basement" mean for me? It means the basement is a blank canvas with core utilities likely in place. This is a cost to factor in for finishing, but also an opportunity to customize the space to your exact needs without needing to undo previous work.
• How does the lot size compare practically? At nearly 0.4 acres, this lot is significantly larger than typical suburban lots. It provides ample room for large gardens, recreational space, or potential future structures like a shed or workshop, subject to local bylaws.
• The home sold in 2022. What should I consider? A sale just two years ago suggests the current sellers' circumstances have changed. It’s wise to inquire about any updates made during their ownership and understand their reason for moving to gauge the timeline.