Property score
76.4
Good
Overall 76.4 · Smaller but newer than most nearby homes
1,222 sqft (bottom 13%) · Built in 2002 (7 yrs newer than avg)
Located in a high-income area with median household income of ~141k
Transit 62.0 · 2-min walk to transit with 1 nearby route · Within 500m: 1 park nearby
Living Area
Below average
25% smaller 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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76.4 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: #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
3 Arpin Bay — 1 amenities found within 500 m, across 1 categories, including 1 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 36% | Top 45% | Top 23% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 3 Arpin Bay, Island Lakes, Winnipeg
Section 1: Key Characteristics & Buyer Profile
This is a well-maintained, renovated one-storey bungalow on a quiet bay in the established Island Lakes neighbourhood. Built in 2002, it is notably newer than most homes in Winnipeg, offering modern construction fundamentals without the premium of a brand-new build. The home features 1,222 sqft of living space, an attached garage, and a renovated basement, presenting a practical and comfortable layout.
Its primary appeal lies in its balance and location. While the living space is cozy compared to some larger homes on its street, it represents a smart, efficient footprint that is easier to maintain. The assessed value is strong citywide, suggesting good underlying value for Winnipeg, while being more accessible within its own desirable neighbourhood. This creates an opportunity for buyers seeking a turn-key home in a mature, amenity-rich area like Island Lakes without the highest price point on the block.
This property would ideally suit first-time buyers, downsizers, or practical investors looking for a low-maintenance, single-level living option in a proven community. It’s for those who prioritize a modern(ish) build year, a renovated condition, and neighbourhood character over maximizing square footage.
Section 2: Frequently Asked Questions
1. Is this home smaller than others in Island Lakes?
Yes. At 1,222 sqft, the living area is below the average for both Arpin Bay and the wider Island Lakes neighbourhood. This is reflected in its pricing and represents a more manageable, efficient space.
2. How does its value compare across different areas?
Its assessed value is above average for Winnipeg as a whole, but around or below average within Island Lakes and on Arpin Bay specifically. This indicates you are paying for a desirable city-wide location, but may be getting relative value within that immediate community.
3. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. This is a key detail to clarify with the selling agent to understand the finish quality, layout, and whether it includes a secondary suite or legal rental potential.
4. The lot seems smaller than some in the area. Is that a concern?
The land area is around average for its street but below average for Island Lakes. This means smaller yard maintenance, which some buyers prefer, but less private outdoor space than some neighbouring properties.
5. The home sold in 2021. What does that recent sale history suggest?
The 2021 sale price provides a transparent, recent market benchmark. Understanding why the current owners are selling after a relatively short period—and how the market has changed since then—will be important context for your offer.
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