Property score
86.7
Excellent
Overall 86.7 · Compared with neighbourhood average
1,785 sqft (top 34%) · Built in 1995
Located in a high-income area with median household income of ~133k
Transit 62.0 · 4-min walk to transit with 1 nearby route · Within 500m: 3 parks nearby
Living Area
Near average
9% larger than neighborhood avg.
Year Built
Near average
0 yrs newer 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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86.7 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
45 Gull Wing Bay — 3 amenities found within 500 m, across 1 categories, including 3 parks (nearest 206 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 38% | Top 29% | Top 17% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 45 Gull Wing Bay, Island Lakes
This one-and-a-half storey home in Island Lakes presents a compelling blend of space, location, and established value. Built in 1995, it features 1,785 sqft of living space and a renovated basement, anchored by an attached garage. Its true standout feature is the generous 10,214 sqft lot, which offers significant privacy and room for outdoor enjoyment compared to most properties in the city.
The appeal lies in its position as a well-above-average property within its immediate community. While the living space is typical for the street and neighbourhood, the home boasts a significantly larger lot and a higher assessed value than most of its peers. This suggests a premium property within a desirable area. It would suit buyers looking for a established family home in a mature neighbourhood who prioritize outdoor space and see value in a home that stands out in terms of investment and land size within its local market. It’s a solid choice for those who want more than a standard lot without moving to a rural or acreage setting.
Frequently Asked Questions
What does the assessed value ranking actually mean?
The home is ranked in the top 3% of assessed values in Island Lakes and the top 8% on its own street. This indicates it is officially valued much higher than most comparable homes nearby, often reflecting factors like lot size, renovations, or specific location advantages.
How does the lot size compare practically?
At over 10,000 sqft, the lot is approximately 50% larger than the average lot in Island Lakes. This translates to more backyard privacy, greater potential for gardens or recreation space, and generally more distance from neighbours.
The home sold in early 2021. What can that price tell me?
The sold price range from 2021 provides a historical benchmark, but market conditions have likely changed. The more relevant data point is the current assessed value, which is significantly higher than the neighbourhood average, suggesting strong value retention or growth.
Is a “one-and-a-half storey” style common here?
Yes, this style is typical for homes built in this era in Winnipeg’s suburbs. It usually means a main floor with primary living spaces and a second floor that may have sloped ceilings (under the roofline), often housing bedrooms.
The living area is noted as “around average” for the street. Is that a concern?
Not necessarily. It means the interior size is consistent with other homes on Gull Wing Bay, which are themselves larger than the city average. The home’s premium is driven more by its lot size and assessed value rather than sheer square footage.
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