Property score
74.9
Good
Overall 74.9 · Larger and newer than most nearby homes
2,712 sqft (top 2%) · Built in 1970 (9 yrs newer than avg)
Located in a average-income area with median household income of ~61.6k
Transit 86.0 · 4-min walk to transit with 4 nearby routes · Within 500m: 1 school, 1 shop, 6 parks, and 1 place of worship nearby
Living Area
Above average
107% larger than neighborhood avg.
Year Built
Above average
9 yrs newer than neighborhood avg.
Mother tongue
English · 60%Tagalog · 8%
Past 10 years Garden City sales snapshot (~80% of all data)
616
411k
$361/sqft
1961
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74.9 is composed by the two sections below.
Property Score
Community Score
Garden City
How to read: Share of sales in each ~$50k price band for “garden city” (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: #46110010
$62K
Median household income
$85K
Average household income
13%
Low income (LIM-AT)
0.3
Income inequality (Gini)
3.4
P90 / P10 ratio
44%
Single-person households
14%
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
15 Embassy Lane — 10 amenities found within 500 m, across 5 categories, including 1 education (nearest 446 m), 1 shopping (nearest 262 m), 6 parks (nearest 87 m).
Garden City · WPS public data · 2026
Annual incidents
45
2026
vs. city avg
+53%
relative to avg
Year-over-year
▼ -94%
vs. prior year
Primary type
Property
69%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 33% | Bottom 47% | Bottom 45% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 33% | Top 48% | Bottom 48% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
15 Embassy Lane is a spacious 4-level split home in Winnipeg's Garden City neighborhood. Built in 1970, it sits on a large 7,409 sqft lot and offers 2,712 sqft of living space, which places it well above average in size for both the immediate area and the wider city. The home features a renovated basement and does not include a garage or pool. Its current assessed value is $440,000.
Section 1: Key Characteristics & Appeal
The primary draw of this property is its significant space. With living area rankings in the top 2% for Garden City and citywide, it offers substantial room for a growing family, multi-generational living, or those who simply desire ample personal space. The renovated basement adds modern, functional living area. The lot size is also a strong asset, providing generous outdoor space in a neighborhood where lots of this size are above average.
Its appeal lies in offering elite-level square footage at a value-oriented price point for what you get. The data suggests you are paying for interior volume and land, rather than premium finishes or amenities like a garage. It suits practical buyers who prioritize space over turn-key luxury—ideal for families, home-based workers needing offices, or DIY enthusiasts who see potential in the garage-less layout for a future workshop or addition. A less obvious perspective is its appeal to value-conscious buyers looking in established neighborhoods; the home’s size rankings far outpace its assessed value rankings, indicating you get more house per dollar here than in many comparable markets.
Section 2: Frequently Asked Questions
1. How does the lack of a garage impact daily life and value?
While a garage is a common convenience, its absence is reflected in the home’s value proposition. It may suit buyers with minimal vehicle storage needs, those who would consider adding a shed or future garage, or who prioritize the available budget going entirely to indoor and yard space.
2. The home sold in 2017 and 2020. What does that recent activity indicate?
The two sales within a three-year period could reflect a number of neutral factors, such as changing family needs or investor activity. It does show the property has maintained marketability. For precise insights, reviewing the exact sold prices (available by request) to understand appreciation trends would be important.
3. Is the renovated basement a legal suite?
The listing specifies a "renovated basement" but does not state it is a legal secondary suite. Buyers interested in rental income or a separate in-law suite should investigate the renovations with the city to confirm permits and compliance.
4. The home is a 4-level split. What are the practical implications of this layout?
This style offers natural separation of living spaces, which can be great for noise buffering between living and sleeping areas. The trade-off is more interior stairs, which may be a consideration for those with mobility concerns or very young children.
5. How does the assessed value of $440k relate to its likely selling price?
The assessed value is for municipal tax purposes and is not a direct indicator of market value. However, the data shows this assessment is in the top 5% for Garden City, signaling the municipality views it as a higher-value home in the area. Current market conditions and the home’s specific features will ultimately determine the selling price.
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