Property score
82.6
Excellent
Overall 82.6 · Newer than most nearby homes
1,490 sqft (bottom 32%) · Built in 2004 (9 yrs newer than avg)
Located in a high-income area with median household income of ~141k
Transit 70.0 · 2-min walk to transit with 1 nearby route · Within 500m: 1 park nearby
Living Area
Below average
9% smaller than neighborhood avg.
Year Built
Above average
9 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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82.6 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
35 Frigate Bay — 1 amenities found within 500 m, across 1 categories, including 1 parks (nearest 191 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 18% | Bottom 28% | Top 35% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 35 Frigate Bay, Island Lakes, Winnipeg
Key Characteristics & Buyer Appeal
This home at 35 Frigate Bay is a well-situated, early-2000s cabover with an attached garage, presenting a practical opportunity in the established Island Lakes neighborhood. Its key appeal lies in its generous, above-average lot size of over 8,000 sqft—a standout feature that offers more outdoor space than most homes on its street and across the city. The living area of 1,490 sqft is modest for the immediate area but aligns with the Winnipeg average, suggesting a efficient, manageable layout. The unfinished basement presents a clear canvas for future customization.
The property suits buyers seeking a solid foundation in a mature suburb, where the value is anchored more in the land and location than in high-end finishes. It’s ideal for a first-time homeowner comfortable with a project, a family valuing a large yard over a massive house, or an investor looking for a property with "sweat equity" potential in the basement. A thoughtful perspective is that while the home’s specs are average in many categories, its combination of a large lot in a newer-than-average city neighborhood offers a balance of space and modern infrastructure that can be hard to find.
Frequently Asked Questions
1. Is the price competitive for the area?
Based on assessed value, this home is priced below the average for Frigate Bay itself but is very close to the average for the broader Island Lakes area. This suggests it may offer relative value within a desirable street.
2. What does the "below average" living area ranking mean for daily life?
At 1,490 sqft, the home has less interior space than many of its direct neighbors. This points to a more compact, efficient floor plan. The unfinished basement is a key factor here, as finishing it would significantly increase usable living space.
3. How does the large lot size benefit me?
The lot is a major asset, ranking in the top 11% on the street. It provides ample room for gardening, play, entertaining, or future additions like a shed or deck, offering more private outdoor space than most comparable properties.
4. The home was last sold in 2017. What does that indicate?
The seven-year ownership period suggests a period of stability, which can be positive. It also indicates the current condition and any updates are likely reflective of that timeframe, so a thorough inspection is recommended.
5. Why is the city-wide assessed value ranking so different from the street ranking?
The home ranks "above average" city-wide because it is a relatively newer home (2004) on a large lot compared to Winnipeg's overall housing stock, which includes many older, smaller-lot properties. On its own street of similar homes, its assessed value is more modest.
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