Property score
70.3
Good
Overall 70.3 · Older than most nearby homes
1,200 sqft (bottom 41%) · Built in 1978 (11 yrs older than avg)
Located in a high-income area with median household income of ~96k
Transit 88.0 · 2-min walk to transit with 3 nearby routes · Within 500m: 3 parks nearby
Living Area
Near average
11% smaller than neighborhood avg.
Year Built
Below average
11 yrs older than neighborhood avg.
Mother tongue
English · 34%Tagalog · 26%
Past 10 years Mandalay West sales snapshot (~80% of all data)
472
454k
$385/sqft
1989
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70.3 is composed by the two sections below.
Property Score
Community Score
Mandalay West
How to read: Share of sales in each ~$50k price band for “mandalay west” (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: #46110195
$96K
Median household income
$110K
Average household income
6%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.8
P90 / P10 ratio
13%
Single-person households
31%
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
656 Adsum Drive — 3 amenities found within 500 m, across 1 categories, including 3 parks (nearest 174 m).
Mandalay West · WPS public data · 2026
Annual incidents
7
2026
vs. city avg
-76%
relative to avg
Year-over-year
▼ -95%
vs. prior year
Primary type
Property
43%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 21% | Bottom 28% | Bottom 39% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 29% | Bottom 23% | Bottom 36% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 656 Adsum Drive, Winnipeg
Key Characteristics & Appeal
This 1,200 sqft bungalow, built in 1978, sits on a 3,212 sqft lot in the Mandalay West neighbourhood. Its primary appeal lies in its strong positioning within its immediate area. The home ranks in the top tier for living space on its street (top 4%), meaning it offers more room than most of its direct neighbours. It also features a lot size that is above the street average. This creates a value proposition of a relatively spacious home on a decent lot for the local context.
The assessed value of $290k is around average for the street but sits below the averages for both the wider neighbourhood and the city. This suggests the property may offer a more affordable entry point into the area. The home last sold between $300k-$350k in 2024.
This property would suit a first-time buyer or a downsizer looking for a well-sized, established home in a quiet neighbourhood without a premium price tag. It’s for someone who values space and lot size relative to nearby houses, rather than comparing to newer suburban developments. A thoughtful perspective is that this home represents the character of its specific street—it’s a standout in its own small pond, offering a sense of value and space within a mature community.
Frequently Asked Questions
1. How does this home really compare to others in the area?
While its size is impressive for Adsum Drive, it's important to note the home is below the neighbourhood and city averages for lot size and assessed value. This indicates you're getting a spacious interior for the street, but the property footprint is more typical of an older, established area.
2. What does the sold price history indicate?
The home sold in 2021 for an estimated $250k-$300k and again in 2024 for $300k-$350k. This shows solid appreciation over a three-year period, reflecting steady market demand for the property.
3. Who are the typical neighbours?
The nearly identical assessed values and similar year-built for nearby homes (like 652 Adsum Drive) suggest a neighbourhood of comparable, well-maintained properties from the same era. This often indicates stability and consistent upkeep.
4. Is the assessed value a reliable indicator of the listing price?
Not directly. The $290k assessment is for municipal tax purposes. The 2024 sale in the $300k-$350k range is a more current market benchmark, suggesting the home may list above its assessed value.
5. What are the less obvious trade-offs?
The home ranks highly on its own street, which is a plus for resale within the micro-area. However, its rankings drop when compared to the broader neighbourhood and city, particularly for lot size. This means you gain interior space but have a more compact yard compared to many other Winnipeg homes.
