22 Barnstaple Cove

Property Summary: 22 Barnstaple Cove

Key Characteristics & Appeal

This two-storey home in Marlton offers a well-established setting on a large, mature lot of over 8,400 sqft. Built in 1981, its key features include a fully finished basement, an attached garage, and a generous 2,151 sqft of living space. The appeal here is grounded in space, established community character, and relative value.

The home’s standout characteristic is its size, both in living area and land. It ranks in the top 10% of Winnipeg homes for living space, offering ample room for a growing family or those who value spacious interiors. The lot size is also a significant asset, providing privacy and outdoor potential in a city where newer subdivisions often offer smaller yards.

Its appeal is likely strongest for practical buyers who prioritize space and land over a brand-new build. It suits a family looking for a long-term home where children can have room to play, or a buyer with renovation or landscaping visions who sees value in the established neighborhood and the solid footprint. The rankings suggest it’s a larger-than-average home in a community of varied property sizes, offering a sense of space without being in an exclusively high-end area. A thoughtful perspective is that while the home is 45 years old, its construction year is newer than most in its immediate street and community, potentially meaning fewer immediate major updates than neighboring older homes.

Frequently Asked Questions

1. Is the price listed the asking price?
No, the figure shown is the municipal property assessment value ($373,000), used for calculating taxes. The actual listing price would be set by the seller and their agent.

2. What does the ranking data mean?
The rankings compare this property to others on its street, in Marlton, and across all of Winnipeg. For example, ranking in the top 10% city-wide for living space means 93% of Winnipeg homes are smaller. This helps gauge how its key features stack up locally.

3. The assessment value ranks lowest on the street. Does that mean it’s overvalued?
Not necessarily. Municipal assessments are for taxation and don't always reflect current market value or specific property condition. It may indicate the home is assessed conservatively compared to neighbors, or that other homes on the street have seen more renovations or additions.

4. What are the implications of a fully finished basement?
It adds immediate livable space (e.g., for a rec room, office, or guest area) without the need for a major renovation. Buyers should still inquire about the finish quality, ceiling height, and any moisture control measures, as these factors affect usability and value.

5. The home is 45 years old. What should I be mindful of?
While major systems like the roof, windows, furnace, and plumbing may have been updated, a home of this age warrants a thorough inspection. Key focuses would be the condition of these core components, insulation levels, and ensuring any past renovations were permitted and completed to code.