Property score
84.0
Excellent
Overall 84.0 · Larger and newer than most nearby homes
1,826 sqft (top 29%) · Built in 2002 (7 yrs newer than avg)
Located in a high-income area with median household income of ~141k
Transit 62.0 · 3-min walk to transit with 1 nearby route · Within 500m: 1 park nearby
Living Area
Above average
12% larger than neighborhood avg.
Year Built
Above average
7 yrs newer than neighborhood avg.
Mother tongue
English · 64%French · 6%
Past 10 years Island Lakes sales snapshot (~80% of all data)
654
580k
$348/sqft
1995
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84.0 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: #46111206
$141K
Median household income
$153K
Average household income
3%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.7
P90 / P10 ratio
7%
Single-person households
54%
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
28 Arpin Bay — 1 amenities found within 500 m, across 1 categories, including 1 parks (nearest 267 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 | Bottom 27% | Bottom 37% | Top 31% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 28 Arpin Bay, Island Lakes, Winnipeg
Section 1: Key Characteristics & Appeal
This two-storey home in the established Island Lakes neighbourhood offers a practical and comfortable living space. Built in 2002, it is notably newer than the average Winnipeg home, suggesting modern construction standards and potentially fewer major maintenance concerns in the near term. With 1,826 sqft of living space, the home provides above-average roominess for its street, neighbourhood, and the city overall, making it a spacious option for its class.
Its primary appeal lies in this combination of a newer build and generous interior space within a popular, family-oriented community. The attached garage adds everyday convenience. A key, less obvious perspective is its value positioning: while the living space is ample, its assessed value is below average for its immediate street and around average for Island Lakes. This could indicate an opportunity relative to other homes on the block, though it may also reflect the home's unrenovated basement and a land area that is smaller than most lots in the area. This property would suit buyers looking for a move-in-ready, spacious family home in a mature neighbourhood without paying a premium for a large yard, and who are comfortable with a basement that offers potential for future customization.
Section 2: Frequently Asked Questions
1. Is the basement finished?
No, the listing specifies the basement is "not renovated," meaning it is likely an unfinished space awaiting customization.
2. How does this home compare in size to its neighbours?
This home is quite spacious for its location. It ranks in the top 23% for living area on Arpin Bay itself and is larger than the average home in Island Lakes and citywide.
3. The assessed value seems lower than some neighbours. Why?
While the home is newer and spacious, its assessed value is below the street average. This can be influenced by several factors, including the unfinished basement, the specific lot characteristics (it's on a smaller-than-average lot for the area), and the interior condition or features compared to updated homes nearby.
4. What is the typical lot size in Island Lakes?
Lots in Island Lakes are generally generous. At 4,398 sqft, this property's lot is below the neighbourhood average, which is over 6,400 sqft. It offers a lower-maintenance yard but less private outdoor space than many area homes.
5. How can I find out the exact historical sale price?
The exact sold price is not publicly displayed. The listing service offers to provide this precise information manually via email upon request, at no cost and without marketing spam.
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