Property Overview

This 870 sqft bi-level home at 52 Queensbury Bay in Winnipeg's Dakota Crossing neighborhood presents a specific and practical value proposition. Built in 1987, it features a renovated basement. The home sits on a 4,196 sqft lot and does not include a garage or pool. Its most recent sale was in July 2023 for $32,500, with a current assessed value of $39,100.

Key Characteristics & Appeal

The primary appeal of this property lies in its affordability and efficiency. It is a notably compact home, ranking in the bottom tier for living space both on its street and in its area, which translates to lower utility costs and minimal upkeep. The renovated basement adds functional living space. Its assessed value is modest for the immediate area, yet sits close to the city-wide average, suggesting it represents a more accessible entry point into the Winnipeg market.

This home would suit a first-time buyer, an investor, or someone looking to downsize and simplify. It’s for a buyer whose priority is economic entry into homeownership rather than abundant space. A thoughtful perspective is that its smaller lot and footprint offer a "lock-and-leave" practicality, potentially appealing to those who travel or desire more free time for activities beyond yard maintenance. Its age and recent sale also suggest it could be a candidate for cosmetic updates, allowing a new owner to add personal value.

Frequently Asked Questions

1. Why is the sale price from 2023 so different from the current assessed value?
Assessed values for taxation purposes can differ from market sale prices, which are influenced by specific market conditions at the time of sale. The 2023 sale price reflects what a buyer was willing to pay then, while the assessment is an administrative valuation.

2. What does "below average" for living area in the rankings mean?
It means this home's square footage is less than most comparable homes in the comparison group. For example, it ranks 71st out of 74 homes on Queensbury Bay for size, with the average home on that street being about 1,382 sqft.

3. Is the lack of a garage a major concern?
It depends on the buyer's needs. The absence of a garage limits vehicle storage and workshop space but reduces maintenance responsibilities and costs. On-street or driveway parking would be necessary.

4. The home is "above average" for year built on its street but "below average" in Dakota Crossing. Which is more relevant?
Both are contextual. Being newer than most on its immediate street (top 8%) is a positive for systems and potential upkeep. Being older than the average for the wider Dakota Crossing area (top 83%) simply reflects that the neighborhood has newer subdivisions. Overall, a 1987 build is relatively standard city-wide.

5. Who might this property not suit?
It may not suit families requiring multiple bedrooms or dedicated living spaces, those needing substantial storage or vehicle shelter, or buyers seeking a property with significant equity growth from land size. It is a functional, compact dwelling best for those with modest spatial needs.