2606 Assiniboine Crescent

Birchwood, Winnipeg

77.4

Good

Overall 77.4

Older than most nearby homes

1,660 sqft (top 31%)

Built in 1946 (9 yrs older than avg)

Located in a high-income area

with median household income of ~101k

Transit 92.0

5-min walk to transit with 6 nearby routes

Within 500m: 5 dining spots, 1 shop, and 1 park nearby

Living Area

Near average

15% larger than neighborhood avg.

Year Built

Below average

9 yrs older than neighborhood avg.

Mother tongue

English · 88%French · 3%

Past 10 years Birchwood sales snapshot (~80% of all data)

Sold Count

81

Median price

390.5k

$/sqft

$299/sqft

Avg build year

1955

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Property score

77.4 is composed by the two sections below.

Property Score

72.4Good
Living Area1,660 sqft83Excellent
Year Built194630Low
Lot Size22,428 sqft100Excellent
Neighbourhood Sales Activity32Low

Community Score

84.9Excellent
Household Income85Excellent
Education Level82Excellent
Housing Stress100Excellent
Core Housing Need100Excellent
Employment Health60Fair

Neighbourhood Sales

Birchwood

How to read: Share of sales in each ~$50k price band for “birchwood” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.

Market Conditions · WinnipegSeller's Market
Buyer'sBalancedSeller's

Sales-to-New-Listings

64.6%

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

65%

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.

Area census snapshot

Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46110337

Community deep dive

$101K

Median household income

$248K

Average household income

4%

Low income (LIM-AT)

0.4

Income inequality (Gini)

3.1

P90 / P10 ratio

26%

Single-person households

24%

Families with children

Population, labour & age

Population (2021)593
Labour force participation rate62%
Median age56.8
Avg household size2.2
Unemployment rate8%
Population density1098 / km²

Households & income

Low income (LIM-AT, % pop.)4%
Single-person households26%
Couple families with children24%
Median household income (2020)$101K

Housing

Renter households3%
Condominium dwellings12%
Median dwelling value (owners)$400K

Diversity, education & language

Immigrants (share of pop.)8%
Visible minority5%
Bachelor's or higher (25–64)47%
Mother tongue (1st)English · 88%
Mother tongue (2nd)French · 2%

Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.

Rankings

Living Area

above average
1,660 sqft
0255075100
Same streetTop 49%Same areaTop 31%CitywideTop 23%
Same street · Assiniboine Crescent
#157 / 323
Top 49% · Avg 1,763 sqft
Same area · Birchwood
#90 / 295
Top 31% · Avg 1,439 sqft
Citywide · Winnipeg
#43,932 / 194,458
Top 23% · Avg 1,342 sqft

Tax-Assessed Value

around average
431k
0255075100
Same streetBottom 32%Same areaTop 37%CitywideTop 32%
Same street · Assiniboine Crescent
#221 / 323
Bottom 32% · Avg 533.1k
Same area · Birchwood
#110 / 295
Top 37% · Avg 421.9k
Citywide · Winnipeg
#61,787 / 194,458
Top 32% · Avg 390.1k

Year Built

below average
1946
0255075100
Same streetBottom 15%Same areaBottom 13%CitywideBottom 23%

Lot Size

Elite
22,428 sqft
0255075100
Same streetTop 5%Same areaTop 4%CitywideTop 1%

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.

Transit & Walkability

Nearby stops, routes & transit score

Nearby Amenities

Dining, education, healthcare, shopping & more

2606 Assiniboine Crescent — 7 amenities found within 500 m, across 3 categories, including 5 dining (nearest 406 m), 1 shopping (nearest 420 m), 1 parks (nearest 316 m).

Search radius
🍽️Dining5
🛒Shopping1
🌳Parks1

Crime & Safety

Birchwood · WPS public data · 2026

Annual incidents

3

2026

vs. city avg

-90%

relative to avg

Year-over-year

-97%

vs. prior year

Primary type

Property

67%

Sales History

Sold 11/2023CA$450k–500k
Sold price

Same street

Top 46%

Same area

Top 21%

City-wide

Top 17%

Related homes

Highlights & common questions: 2606 Assiniboine Crescent, Winnipeg

Property Overview

This one-storey home on Assiniboine Crescent in Winnipeg's Birchwood neighbourhood presents a distinct opportunity centered on its land. Built in 1946, the 1,660 sqft house sits on an exceptionally large, half-acre lot (22,428 sqft), which is its most defining feature. The property ranks in the top 5% for lot size on its street and the top 1% across all of Winnipeg, offering rare potential for expansion, gardening, or simply enjoying expansive private outdoor space. With a detached garage and no basement, the home itself may appeal to those seeking single-level living. Its recent sale in late 2023 at $490k, significantly above its assessed value, indicates a market premium paid for the lot's potential and location.

The appeal lies squarely in the land and location. It suits a buyer with a vision—whether that's enjoying an established, oversized yard as-is, planning a significant renovation or addition to the existing bungalow, or considering future redevelopment (subject to zoning). It would also attract those who value privacy and space within the city, a growing rarity. A less obvious perspective is that the modest assessed value relative to the sale price suggests the city's valuation is based primarily on the existing structure, highlighting the untapped value in the land itself. This property is likely not for the buyer seeking a turn-key modern home, but rather for the strategic purchaser, long-term investor, or someone prioritizing outdoor space over a large interior footprint.

Frequently Asked Questions

1. What does the large difference between the assessed value ($43.1k) and the 2023 sale price ($490k) mean?
Municipal assessed value for taxation purposes often lags behind market value, especially for older homes where the land value has appreciated significantly. This gap strongly indicates that the market price is driven by the valuable lot and location, not the existing structure.

2. Are there any concerns with a home built in 1946?
Prospective buyers should budget for a thorough inspection. Homes of this age may have outdated electrical, plumbing, or insulation, and the presence of materials like asbestos or lead paint should be investigated. The "no basement" feature also means all mechanical systems and living space are on the main floor.

3. What can be done with such a large lot?
Possibilities are extensive but subject to City of Winnipeg zoning bylaws. They could include adding a large garage or workshop, creating extensive landscaping or gardens, building a substantial home addition, or potentially subdividing the lot if local regulations allow. Always verify with the city planning department.

4. How does having no basement affect the property?
It simplifies the home's layout and eliminates concerns about basement moisture or flooding, but it also reduces storage and potential for below-grade living space. All utilities and storage will need to be accommodated on the main floor or in the detached garage.

5. The home ranks lower for "year built" on its street. Is that a disadvantage?
While the home is older than many in the area, this statistic is relative. It primarily confirms the neighbourhood has newer homes, but it doesn't diminish this property's core offering: the lot size. The older home on a premier lot is often what creates redevelopment or value-add potential.

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