Property score
85.1
Excellent
Overall 85.1 · Newer than most nearby homes
1,833 sqft (bottom 39%) · Built in 2016 (1 yr newer than avg)
Located in a high-income area with median household income of ~103k
Transit 74.0 · 3-min walk to transit with 2 nearby routes · Within 500m: 1 park nearby
Living Area
Below average
9% smaller than neighborhood avg.
Year Built
Above average
1 yrs newer 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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85.1 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
164 Red Spruce Road — 1 amenities found within 500 m, across 1 categories, including 1 parks (nearest 74 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 | Top 46% | Top 46% | Top 9% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 5% | Bottom 10% | Top 29% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 164 Red Spruce Road, Bridgwater Lakes
Section 1: Key Characteristics & Appeal
This is a modern, two-storey home built in 2016, situated on a generous lot in the popular Bridgwater Lakes community. Its primary appeal lies in its balance of contemporary living and established neighbourhood charm. The home features a renovated basement and an attached garage, catering to practical needs for space and storage.
The property’s data reveals a nuanced position. While its living space is above average for Winnipeg, it sits in the middle range for its immediate street and neighbourhood, suggesting a comfortable size without being oversized. The standout metrics are its age and assessed value; it is newer than over 90% of homes in Winnipeg and ranks in the top 10% for its assessed value, indicating a well-regarded and modern asset with strong fiscal fundamentals. This combination suits buyers seeking a relatively new build that requires minimal immediate work, in a community with mature amenities. It would particularly fit young families or professionals who value a modern floor plan, the potential of a finished basement, and a property that holds a strong position in broader city comparisons, even if it isn't the largest on its block.
Section 2: Frequently Asked Questions
1. How does the property’s value compare to recent sales?
The home last sold in October 2021 for $57.60k, and its current assessed value is $57.10k. This close alignment suggests stable value in recent years.
2. Is the lot size typical for the area?
At over 5,400 sqft, the land area is larger than average for the street, offering more outdoor space than two-thirds of the immediate neighbours.
3. What does the "rank by year" data mean for maintenance?
Being newer than 93% of Winnipeg homes means major structural components like the roof, windows, and HVAC are likely still within their typical lifespan, potentially reducing near-term capital repair costs.
4. The 2016 sale price seems high. Why is that?
The recorded sale price of $420k in March 2016 likely reflects the original purchase price when the home was newly built, which is not directly comparable to the assessed value figures.
5. How does the living space compare to nearby similar-value homes?
The 1,833 sqft living area is specific to this property. The listed "similar assessed value" homes are in different neighbourhoods, meaning value is influenced by more than square footage alone, including factors like location, lot size, and condition.
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