Property score
81.9
Excellent
Overall 81.9 · Smaller than most nearby homes
1,680 sqft (bottom 25%) · Built in 2014 (1 yr older than avg)
Located in a high-income area with median household income of ~103k
Transit 74.0 · 4-min walk to transit with 2 nearby routes · Within 500m: 1 park nearby
Living Area
Below average
17% smaller than neighborhood avg.
Year Built
Near average
1 yrs older than neighborhood avg.
Mother tongue
English · 40%Chinese · 21%
Past 10 years Bridgwater Lakes sales snapshot (~80% of all data)
738
647.5k
$319/sqft
2015
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81.9 is composed by the two sections below.
Property Score
Community Score
Bridgwater Lakes
How to read: Share of sales in each ~$50k price band for “bridgwater lakes” (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: #46111257
$103K
Median household income
$120K
Average household income
14%
Low income (LIM-AT)
0.3
Income inequality (Gini)
4.4
P90 / P10 ratio
13%
Single-person households
44%
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
16 Red Spruce Road — 1 amenities found within 500 m, across 1 categories, including 1 parks (nearest 124 m).
Bridgwater Lakes · WPS public data · 2026
Annual incidents
2
2026
vs. city avg
-93%
relative to avg
Year-over-year
▼ -96%
vs. prior year
Primary type
Other
50%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 23% | Bottom 25% | Top 18% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 16 Red Spruce Road, Bridgwater Lakes
Key Characteristics & Ideal Buyer
This home is a 2014-built two-storey in the modern Bridgwater Lakes neighbourhood, offering a balance of newer construction and established community living. Its key features include a 1,680 sqft living area, a full (unrenovated) basement, a detached garage, and a generous 4,744 sqft lot. The appeal lies in its relative value within a desirable, master-planned area known for its trails, lakes, and amenities. The home ranks notably well for its age compared to most of Winnipeg, suggesting a solid, modern build without the premium of a brand-new property.
This property would suit first-time buyers or young families looking for a turnkey home in a contemporary neighbourhood without the highest price point. It also presents a practical opportunity for value-conscious buyers who see potential in the unfinished basement for future customization. A less obvious perspective is its appeal to those who prioritize lot size; in newer communities, a near 5,000 sqft lot offers more outdoor space than many recent builds. However, buyers should note that the home’s assessed and recent sold values rank lower than many immediate neighbours, which could indicate a more competitive price point or warrant closer inspection during a viewing.
Frequently Asked Questions
1. How does this home’s value compare to others on the street?
The assessed value ranks in the lower third (top 88%) on Red Spruce Road, and it sold for a price that ranked near the bottom of the street in 2021. This suggests it may be priced more accessibly than some direct neighbours.
2. What does the "unrenovated basement" mean?
It indicates the basement is finished as a usable living space but has not been recently updated. It’s a blank canvas that is functional but may reflect an older style, allowing the next owner to customize it to their taste over time.
3. Is Bridgwater Lakes a good neighbourhood for families?
Yes, it’s a popular, master-planned community with parks, water features, and pathways. The 2014 build date means the area is now well-established with mature landscaping, unlike brand-new subdivisions.
4. Why is there a significant difference between the Assessed Value and the 2021 Sold price?
The 2021 sold price of $48.5k is a historical figure and not a current market price. The current Assessed Value of $50.80k is for municipal tax purposes and is also not a direct indicator of market value. A professional appraisal or comparative market analysis is needed for today’s value.
5. What are the implications of a detached garage?
It provides flexible yard space and separation from the house, which some prefer for noise or hobby work. The trade-off is convenience, as you must go outside to access your vehicle, which can be a consideration during Winnipeg winters.
