65.1
Good
Property score
65.1
Good
Overall 65.1
Smaller and older than most nearby homes
1,085 sqft (bottom 23%)
Built in 1965 (7 yrs older than avg)
Located in a above-average income area
with median household income of ~85k
Transit 70.0
7-min walk to transit with 3 nearby routes
Within 500m: 1 park nearby
Sold for $250,000 over asking
Winnipeg Real Estate Sales Summary & Market Analysis May 11–17, 2026
Living Area
Below average
24% smaller than neighborhood avg.
Year Built
Below average
7 yrs older than neighborhood avg.
Mother tongue
English · 55%Chinese · 9%
Past 10 years Fort Richmond sales snapshot (~80% of all data)
1,068
445k
$351/sqft
1972
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65.1 is composed by the two sections below.
Property Score
Community Score
Fort Richmond
How to read: Share of sales in each ~$50k price band for “fort richmond” (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: #46111012
$85K
Median household income
$87K
Average household income
16%
Low income (LIM-AT)
0.3
Income inequality (Gini)
3.4
P90 / P10 ratio
17%
Single-person households
23%
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
90 Tulane Bay — 1 amenities found within 500 m, across 1 categories, including 1 parks (nearest 358 m).
Fort Richmond · WPS public data · 2026
Annual incidents
38
2026
vs. city avg
+29%
relative to avg
Year-over-year
▼ -95%
vs. prior year
Primary type
Property
55%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 43% | Bottom 47% | Top 40% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
This one-storey home at 90 Tulane Bay in Fort Richmond is a practical and affordable entry point into the Winnipeg market. Built in 1965, it offers 1,085 sqft of living space on a 5,716 sqft lot. Key features include a renovated basement and the absence of a garage. The home's assessed value is notably below average for its immediate street and neighbourhood, yet it sits around the city-wide average, suggesting it represents a value-conscious opportunity within a well-established area.
Key Characteristics & Appeal
The primary appeal of this property lies in its affordability and solid fundamentals. It suits first-time buyers, downsizers, or investors looking for a manageable, single-level home without a premium price tag. Its renovated basement adds functional living space, a significant plus for a home of this size. The lot size, while below the neighbourhood average, still provides good outdoor space for a home of this era.
A thoughtful perspective is its positioning: while it ranks below average in metrics like assessed value within Fort Richmond, this indicates a lower property tax burden compared to neighbouring homes. For a buyer, this means the ongoing cost of ownership is more manageable. The home doesn’t stand out as large or modern in its immediate context, but it offers a grounded, no-frills ownership experience in a stable community. It’s a home for those who prioritize financial practicality and a quiet location over standout features or size.
Frequently Asked Questions
1. Why is the assessed value so much lower than the city-wide average sold price shown?
Assessed value for tax purposes is different from market value. The city-wide average sold price of $390k listed is for all home types and areas, not directly comparable to this specific property's tax assessment.
2. What does "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. This would be a key point to clarify with the seller or listing agent regarding finishes, permits, and the nature of the renovation.
3. Is the lack of a garage a major drawback?
This depends on the buyer's needs. The property has a large lot, so adding a garage or carport in the future may be possible, subject to local bylaws. For those who don't require indoor parking, it's a trade-off for a lower purchase price.
4. How does the living area compare to nearby homes?
At 1,085 sqft, it is slightly smaller than the average home on Tulane Bay (~1,196 sqft) and in Fort Richmond overall. This contributes to its affordability and may appeal to those seeking a more efficient, easier-to-maintain footprint.
5. Can I see the exact historical sold prices?
The listed sold price ranges are estimates from public data. The listing service offers to provide the exact sold price history via a manual email request, which they aim to fulfill by the end of the same business day.
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