Property score
77.8
Good
Overall 77.8 · Smaller than most nearby homes
1,267 sqft (bottom 17%) · Built in 1998 (3 yrs newer than avg)
Located in a high-income area with median household income of ~133k
Transit 62.0 · 2-min walk to transit with 1 nearby route · Within 500m: 3 parks nearby
Living Area
Below average
23% smaller than neighborhood avg.
Year Built
Near average
3 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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77.8 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
94 Gull Wing Bay — 3 amenities found within 500 m, across 1 categories, including 3 parks (nearest 318 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 25% | Top 46% | Top 23% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 94 Gull Wing Bay, Island Lakes, Winnipeg
Section 1: Key Characteristics & Appeal
This bi-level home at 94 Gull Wing Bay presents a distinct profile within the desirable Island Lakes neighbourhood. Its key characteristic is its modest, efficiently sized layout at 1,267 sqft, which is below average for its immediate street and area but aligns more closely with the citywide average. This is balanced by a renovated basement and an attached garage. The lot size is standard for the city at just under 6,000 sqft.
The appeal lies in its position as a relatively newer home (built in 1998, one of the newest on the street) within an established community, offering modern systems and less immediate need for major updates. Its assessed value is notably strong citywide, ranking in the top 22%, suggesting good value retention compared to many Winnipeg homes.
This property would best suit first-time buyers, downsizers, or practical investors seeking an efficient, lower-maintenance entry into a mature neighbourhood with parks and waterways. It’s for those who prioritize a modern building foundation and city-competitive value over expansive square footage or a large lot on their street. A thoughtful perspective is that while the home is physically smaller than its neighbours, this can translate to lower utility costs and less space to maintain, aligning with a simpler, more cost-conscious lifestyle without sacrificing location.
Section 2: Frequently Asked Questions
1. Is the living space too small compared to other homes on the street?
Yes, the living area is below the street average. This is a key consideration if space is a primary need. However, the efficient use of space, bi-level design, and renovated basement can offset this for buyers who prioritize a manageable layout.
2. Why is the assessed value so strong citywide if the home is smaller?
The assessed value reflects more than just size. The home’s newer age (1998), recent basement renovation, and its location in a stable, sought-after neighbourhood like Island Lakes all contribute to its above-average citywide valuation.
3. What does the "newer" build year (1998) practically mean for me?
A home built in 1998 likely has more modern wiring, plumbing, insulation standards, and building materials than the Winnipeg average (1966). This can mean greater energy efficiency and potentially fewer major system replacements in the near term.
4. Is the lot size a disadvantage?
At 5,979 sqft, the lot is smaller than others on Gull Wing Bay but is typical for Island Lakes and the city overall. It offers a manageable yard for maintenance while still providing private outdoor space.
5. Who would this home not be ideal for?
It may not suit growing families requiring multiple large bedrooms or extensive living areas, or buyers who place a high premium on having one of the largest properties on their immediate block. Those seeking a premium, expansive lot within Island Lakes might find better options elsewhere in the neighbourhood.
