Property score
86.4
Excellent
Overall 86.4 · Older than most nearby homes
1,809 sqft (top 32%) · Built in 1987 (8 yrs older than avg)
Located in a high-income area with median household income of ~133k
Transit 74.0 · 2-min walk to transit with 2 nearby routes · Within 500m: 1 dining spot, and 3 parks nearby
Living Area
Near average
11% larger than neighborhood avg.
Year Built
Below average
8 yrs older than neighborhood avg.
Mother tongue
English · 70%French · 6%
Past 10 years Island Lakes sales snapshot (~80% of all data)
654
580k
$348/sqft
1995
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86.4 is composed by the two sections below.
Property Score
Community Score
Island Lakes
How to read: Share of sales in each ~$50k price band for “island 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: #46111202
$133K
Median household income
$160K
Average household income
5%
Low income (LIM-AT)
0.3
Income inequality (Gini)
3.0
P90 / P10 ratio
14%
Single-person households
38%
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
11 Leeward Place — 4 amenities found within 500 m, across 2 categories, including 1 dining (nearest 476 m), 3 parks (nearest 264 m).
Island Lakes · WPS public data · 2026
Annual incidents
3
2026
vs. city avg
-90%
relative to avg
Year-over-year
▼ -97%
vs. prior year
Primary type
Violent
67%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 33% | Top 10% | Top 9% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 11 Leeward Place, Island Lakes, Winnipeg
Key Characteristics & Appeal
This two-storey home in Island Lakes offers a well-proportioned living space of 1,809 sqft on a generously sized lot of over 6,600 sqft. Built in 1987, it features a basement and a private pool, but no garage. Its primary appeal lies in its balanced, established nature. The home isn't an outlier in any single category but presents a solid, above-city-average package. The living space is comfortably larger than the Winnipeg norm, and the lot size stands out as particularly spacious both for the street and the neighbourhood. The inclusion of a pool is a notable amenity for summer enjoyment.
This property would suit a buyer looking for a ready-to-live-in home in a mature, family-friendly neighbourhood without the premium of a brand-new build. It’s ideal for those who value private outdoor space for recreation and gardening, and for whom a garage is not a necessity. The home represents a practical choice for someone seeking good value in a stable area, where the investment is in the land and livable space rather than brand-new finishes.
Frequently Asked Questions
1. How does this home compare to others in Island Lakes?
The home is consistently around the neighbourhood average for living area and assessed value, meaning it’s a typical offering for the area. Its lot size, however, is above average for Island Lakes, which is a significant positive for outdoor space.
2. What should I know about the basement?
The listing notes the basement exists but is "not renovated." Prospective buyers should budget for potential updates and include a thorough inspection to assess its current condition and potential for finishing.
3. Is the lack of a garage a major drawback?
This depends on the buyer’s lifestyle. The large lot may offer space for a future garage or shed, but the absence of one now means relying on driveway parking and considering storage solutions for vehicles and tools.
4. What is the context of the last sold price?
The home sold in August 2022 for an estimated range of $555k-$585k. This provides a recent market benchmark, but the current value will be influenced by market conditions, any changes made to the property since then, and the official assessed value of approximately $509k.
5. The home is older—what are the implications?
Built in 1987, major components like the roof, windows, HVAC, and the pool equipment are likely at or beyond their typical lifespans. A prudent buyer will factor potential updates into their offer, but also appreciate the established character and mature landscaping that come with an older home.
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