Property score
79.0
Good
Overall 79.0 · Compared with neighbourhood average
1,455 sqft (top 34%) · Built in 1987 (3 yrs older than avg)
Located in a high-income area with median household income of ~105k
Transit 68.0 · 2-min walk to transit with 2 nearby routes · Within 500m: 2 parks nearby
Living Area
Near average
13% larger than neighborhood avg.
Year Built
Near average
3 yrs older than neighborhood avg.
Mother tongue
English · 58%Punjabi · 12%
Past 10 years Meadows sales snapshot (~80% of all data)
637
475.6k
$441/sqft
1990
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79.0 is composed by the two sections below.
Property Score
Community Score
Meadows
How to read: Share of sales in each ~$50k price band for “meadows” (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: #46111253
$105K
Median household income
$113K
Average household income
5%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.7
P90 / P10 ratio
18%
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
38 Sand Point Bay — 2 amenities found within 500 m, across 1 categories, including 2 parks (nearest 287 m).
Meadows · WPS public data · 2026
Annual incidents
9
2026
vs. city avg
-69%
relative to avg
Year-over-year
▼ -92%
vs. prior year
Primary type
Property
78%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 8% | Top 8% | Top 14% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
38 Sand Point Bay is a well-established home in Winnipeg's Meadows neighbourhood, built in 1987. Its standout feature is an exceptionally large, private lot of over 9,300 square feet, which ranks in the top 5% for size both on its street and in the broader area. The 1,455 sqft living space is comfortably average for the city, while its assessed value of $480,000 positions it above average for the neighbourhood, suggesting a premium for its location and land.
The home’s primary appeal lies in its rare lot size, offering significant outdoor space and potential in a mature setting. It suits buyers looking for a established neighbourhood character with room to garden, entertain, or potentially expand. It’s a solid choice for those who value space and privacy over a brand-new build, and who are prepared for the maintenance or updates that can come with a home of this vintage. A thoughtful perspective is that this property represents a land-value opportunity; the lot itself is a scarce commodity that appreciates independently, while the home provides functional living space.
1. How does the age of the home (built in 1987) affect its value?
While older than many on its street, the home is actually newer than the Winnipeg city average. Its age means it may benefit from mature landscaping and established infrastructure, though buyers should budget for potential updates to systems like roofing, windows, or HVAC that are nearing a typical lifespan.
2. The assessed value is $480k, but it sold for an estimated $500k-$550k in 2022. Which figure is more relevant?
The 2022 sale price reflects what a buyer actually paid in the recent market, while the assessed value is for municipal tax purposes. The sale price is a stronger indicator of current market value, and the fact it sold above assessment suggests strong buyer demand for properties like this.
3. What does the "Elite" ranking for land area actually mean?
It means this property's lot size is in the top 5% when compared to similar homes on Sand Point Bay and in the Meadows area. You have a much larger yard than virtually all your immediate neighbours, which is a key differentiator.
4. Is the living space of 1,455 sqft sufficient for a family?
The living area is very close to the average for both the street and the city, indicating it's a standard family-sized layout. It should accommodate a typical family, with the significant bonus of ample outdoor space for children and pets that newer subdivisions often lack.
5. Why is the assessed value considered "above average" for the area?
The home is ranked in the top 21% of the Meadows neighbourhood by assessed value. This higher valuation likely reflects the desirable lot size, the specific location on Sand Point Bay, and the home's condition and improvements at the time of assessment.
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