86.9
Excellent
Property score
86.9
Excellent
Overall 86.9
Older than most nearby homes
1,810 sqft (bottom 33%)
Built in 1984 (8 yrs older than avg)
Located in a high-income area
with median household income of ~148k
Transit 88.0
1-min walk to transit with 3 nearby routes
Sold for $250,000 over asking
Winnipeg Real Estate Sales Summary & Market Analysis May 11–17, 2026
Living Area
Below average
11% smaller than neighborhood avg.
Year Built
Below average
8 yrs older than neighborhood avg.
Mother tongue
English · 77%Chinese · 4%
Past 10 years Linden Woods sales snapshot (~80% of all data)
797
662.5k
$341/sqft
1992
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86.9 is composed by the two sections below.
Property Score
Community Score
Linden Woods
How to read: Share of sales in each ~$50k price band for “linden woods” (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: #46111028
$148K
Median household income
$226K
Average household income
4%
Low income (LIM-AT)
0.3
Income inequality (Gini)
3.9
P90 / P10 ratio
12%
Single-person households
41%
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
Linden Woods · WPS public data · 2026
Annual incidents
16
2026
vs. city avg
-46%
relative to avg
Year-over-year
▼ -95%
vs. prior year
Primary type
Property
81%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 1% | Bottom 6% | Top 28% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
This home at 90 Thorncliff Bay in Winnipeg's Linden Woods neighbourhood presents a distinct value proposition. Built in 1984, its 1,810 sqft living area is notably spacious compared to the Winnipeg average. The property sits on a 6,390 sqft lot, which is generous by city-wide standards. Its most striking characteristic is its assessed value of $52.80k, which is exceptionally low for the street and neighbourhood, but above average compared to the entire city. This suggests a property with significant potential, likely requiring modernization. It last sold for an estimated $400k–$450k in 2020.
The appeal lies in securing a home in a desirable area like Linden Woods, with solid square footage and lot size, at a tax assessment that suggests room for added value through updates. It would suit value-driven buyers, such as renovators or long-term planners, who are less concerned with immediate move-in readiness and more focused on the underlying asset and location. It's a property for those who see potential where others might see only work, offering a foothold in a premium neighbourhood.
Frequently Asked Questions
1. Why is the assessed value so much lower than nearby homes?
A significantly lower assessment, especially in a consistent neighbourhood, often indicates that the property has not been recently renovated or updated. The municipal assessment may reflect an older interior condition or features that haven't kept pace with area norms, which is a key factor for buyers to investigate.
2. What does the sold price history tell me?
The home sold in the $400k–$450k range in 2020. Comparing this to the current assessed value highlights a market value far above the tax assessment. This gap is common when a property's market price is driven by lot location and neighbourhood demand, while the assessment lags behind due to the condition of the home itself.
3. Is the living space adequate for a family?
At 1,810 sqft, the living area is above the city average and provides ample space for a family. However, the layout and room functionality of a 1984-built home are important to consider, as older floor plans may differ from modern open-concept designs.
4. How does the lot size compare?
The 6,390 sqft lot is above the Winnipeg average, offering good outdoor space. On Thorncliff Bay itself, it's slightly below the street average, but still provides a substantial yard for the area.
5. What should I prioritize when viewing this property?
Given the data, focus should be on the condition of major systems (roof, HVAC, windows) and the scope of updates needed inside. The numbers suggest the value is in the location and the structure's footprint; your investment will largely be determined by the cost to bring the interior to your standards.
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