Property score
82.3
Excellent
Overall 82.3 · Older than most nearby homes
1,527 sqft (bottom 37%) · Built in 1987 (8 yrs older than avg)
Located in a high-income area with median household income of ~148k
Transit 70.0 · 1-min walk to transit with 1 nearby route · Within 500m: 1 school, and 3 parks nearby
Living Area
Below average
7% smaller 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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82.3 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: #46111205
$148K
Median household income
$155K
Average household income
3%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.9
P90 / P10 ratio
10%
Single-person households
50%
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 Boisselle Bay — 4 amenities found within 500 m, across 2 categories, including 1 education (nearest 417 m), 3 parks (nearest 138 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%
3 Boisselle Bay: We are not showing a transaction history based solely on public data; that does not mean no sale ever occurred. You can still request details by email in the “Data notes” section below—we will look it up manually and reply with the most accurate information available.
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Summary: 3 Boisselle Bay, Island Lakes, Winnipeg
Key Characteristics & Appeal
This well-situated bungalow in the established Island Lakes neighbourhood offers a practical and comfortable living space on a generously sized lot. Its key features include a renovated basement and an attached garage, with a living area of 1,527 sqft. Built in 1987, the home presents a solid, mature property in a sought-after area.
The primary appeal lies in its balance of space, location, and value. The lot size of nearly 6,400 sqft is notably larger than many in the immediate area, offering excellent outdoor potential. While the living space is comfortably sized, the home’s assessed value is positioned very competitively within Winnipeg, suggesting a strong value proposition for the neighbourhood. It would particularly suit first-time buyers or downsizers looking for a manageable single-storey layout in a mature community with amenities, or investors/value-seekers who see potential in the combination of a renovated basement, a large lot, and a below-average assessment for the area. A thoughtful perspective is that this property may represent a "blank canvas" opportunity—the core structure and land are valuable assets, allowing new owners to incrementally modernize the interior to their taste while benefiting from an established location from day one.
Frequently Asked Questions
1. How does the lot size compare to others nearby?
The 6,398 sqft lot is a standout feature, ranking in the top third for size on Boisselle Bay itself. It provides more private outdoor space than many comparable properties in Island Lakes.
2. The home was built in 1987. What should I consider?
As a home nearing 40 years old, a thorough inspection is essential to understand the condition of major systems like the roof, windows, plumbing, and electrical. The updated basement is a positive, but the main living areas may reflect the original era.
3. The assessed value seems low for Island Lakes. Is that a concern?
Not necessarily. The assessed value of $48,100 is used for property tax calculation and often lags behind market value. Its ranking—in the top half of the neighbourhood but the bottom half of its own street—suggests it may be undervalued relative to its location, which can be an opportunity for a buyer.
4. What is the neighbourhood like?
Island Lakes is a mature, family-oriented neighbourhood in southeast Winnipeg known for its lakes, parks, pathways, and community centre. It offers a blend of quiet residential streets and convenient access to schools, shopping, and major routes.
5. How does this home compare to the similar properties listed?
Compared to the provided examples on Boisselle Bay and nearby streets, this home has a significantly larger lot. Its living area is moderately sized, and its assessed value is competitive, often lower than homes with similar square footage in Royalwood, indicating a potentially more accessible price point for the area.
