Property score
78.4
Good
Overall 78.4 · Smaller than most nearby homes
1,489 sqft (bottom 10%) · Built in 2013 (2 yrs older than avg)
Located in a high-income area with median household income of ~103k
Transit 80.0 · 4-min walk to transit with 3 nearby routes · Within 500m: 1 dining spot, 1 shop, 2 parks, and 1 bank/ATM nearby
Living Area
Below average
26% smaller than neighborhood avg.
Year Built
Below average
2 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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78.4 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
86 Sablewood Road — 5 amenities found within 500 m, across 4 categories, including 1 dining (nearest 454 m), 1 shopping (nearest 364 m), 2 parks (nearest 324 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 47% | Bottom 33% | Top 15% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
86 Sablewood Road is a two-storey home built in 2013, located in the Bridgwater Lakes neighbourhood of Winnipeg. It sits on a 4,251 sqft lot and features 1,489 sqft of living space, a detached garage, and an unfinished basement. The home last sold in February 2022 for $510,000 and has a current assessed value of $484,000.
Key Characteristics & Appeal
This home presents a practical opportunity in a modern, master-planned community. Its primary appeal lies in being a relatively newer build (2013) within Bridgwater Lakes, offering a move-in-ready structure without the concerns of an aging roof or major systems. The unfinished basement provides a significant blank canvas for future expansion or customization to suit a buyer's specific needs, which is a valuable feature not always found in newer homes.
The property’s value proposition is nuanced. While its assessed and recent sale values are strong compared to most of Winnipeg, the rankings indicate it is positioned at the more accessible end within its own desirable street and neighbourhood. This suggests a chance to enter a well-regarded area at a potentially lower price point than newer or more updated homes on the same street. It would suit first-time buyers or young families looking for a solid, modern home in a community with amenities, who are comfortable with a property that has room to grow in value through future renovations, particularly the basement. It may also appeal to value-conscious buyers who prioritize the neighbourhood and the building's age over having the largest or most upgraded house on the block.
Frequently Asked Questions
1. What does the "rank" information actually tell me?
The rankings compare this property against others on its street, in Bridgwater Lakes, and across Winnipeg for metrics like lot size and value. For example, being "better than 83% in same street" for year built means it is one of the newer homes on Sablewood Road. Conversely, a lower rank for lot size means lots on the street are generally larger.
2. Is the price reasonable given the last sale price and assessed value?
The current asking price is above both the 2022 sale price ($510k) and the city's assessed value ($484k). Market conditions, updates made since 2022, and seller motivation will influence the final price. The assessment offers a baseline for property taxes, not necessarily current market value.
3. What are the pros and cons of an unfinished basement?
The major pro is the opportunity to finish it exactly to your taste and needs without needing to undo previous work. The cons are the immediate upfront cost and effort required to make it a livable space. It's an important factor to budget for.
4. How does this home compare to others on the street?
Based on the data, it has a smaller-than-average lot and living area for Sablewood Road, but it is newer than most. This often creates a trade-off: you get a newer structure but less land space compared to some neighbours.
5. What is the Bridgwater Lakes community like?
As a master-planned community in southwest Winnipeg, it typically features newer homes, family-oriented amenities like parks and pathways, and nearby retail plazas. It's known for a suburban feel with modern infrastructure. Specific amenities should be verified independently.
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