11 Alenbrook Bay

Property Overview & Key Characteristics

This 1978-built bi-level home at 11 Alenbrook Bay offers a practical layout with a finished basement, situated on a generous 6,421 sqft lot in Winnipeg's Eric Coy neighbourhood. Its key appeal lies in the balance of space and value: it provides ample indoor living area (1,282 sqft) and significant outdoor space, ranking highly for lot size within the wider city. The home suits first-time buyers or downsizers looking for a manageable property with room to grow, or investors attracted by the below-assessment sale history and the neighbourhood's established character. A thoughtful perspective is its relative modernity compared to many area homes—it's newer than over 60% of Winnipeg houses—which may mean fewer concerns with aging core components. However, its interior size ranks lower within its immediate street, indicating a more compact living space relative to neighbours, which is a trade-off for the larger lot.

Frequently Asked Questions

1. What does the "ranking" data actually mean?
The rankings compare this property against others on the same street, in Eric Coy, and across all Winnipeg for metrics like size and age. For example, being newer than 61% of Winnipeg homes is a positive indicator, while the living area being smaller than 88% of houses on its own street provides context for its scale within the immediate area.

2. Why was the last sale price significantly below the assessed value?
The home sold for $370,000 in June 2023, well below its $445,000 assessment. This is not uncommon and can reflect market conditions at the time, the specific terms of the sale, or buyer/seller motivations. It's a key data point for value discussions.

3. Is the finished basement included in the listed living area?
Typically, municipal living area (sqft) does not include basement space, finished or not. The 1,282 sqft likely refers to above-ground living space. The finished basement provides additional usable rooms but is considered a separate feature.

4. What are the implications of a "bi-level" design?
A bi-level home typically has a ground-level entry between two split levels. This often means shorter exterior staircases and a clear separation between living and sleeping areas. It's efficient but may involve more internal stairs than a bungalow.

5. How does the property's value trajectory appear?
The two recorded sales in 2023 ($353,000 in April, then $370,000 in June) show a quick increase, suggesting a competitive or rising market period. This history, against the current assessment, is crucial for understanding its market position.