Property Overview: 26 Oakgrove Bay, Ridgedale, Winnipeg

Section 1: Key Characteristics & Appeal

This well-established two-storey home in Ridgedale sits on a generous, mature lot of over 8,600 sqft, offering a sense of space and privacy that is increasingly rare. Built in 1993, the 2,508 sqft residence features a finished basement and an attached garage. Its standout characteristic is its impressive scale relative to the wider market; the living area places it within the top 3% of homes in Winnipeg for size, while the lot size ranks in the top 9%. This combination suggests a property that provides ample room for family living, entertaining, and outdoor enjoyment.

The appeal lies in its established neighbourhood setting and its substantial physical footprint, both in the home and on the land. It represents a move-in ready opportunity in a mature area without the premium often associated with brand-new construction. The 2021 sale history provides a clear recent benchmark for value.

This home would best suit buyers looking for a spacious, traditional family home with a large yard, who value established communities over newer subdivisions. It’s ideal for those who need multiple living areas and bedroom space, and who may prioritize lot size and interior square footage over a recently built date. It’s a practical choice for a growing family or anyone seeking a property with a strong, above-average presence in the broader Winnipeg market.

Section 2: Frequently Asked Questions

1. How does the 1993 build year affect the home?
While not a new build, a 1993 construction means major components like the roof, windows, and mechanical systems may be entering or are in their typical replacement window. A thorough inspection is advised, but this era of home often avoids some of the issues found in much older properties while being built with robust materials.

2. What do the ranking percentages actually mean?
They show how this property compares to others in its immediate street, the Ridgedale community, and all of Winnipeg. For example, being in the top 3% for living area in Winnipeg is a significant indicator of above-average size. Conversely, a lower ranking on the street for value suggests it may be one of the larger, higher-assessed homes on its specific block.

3. The assessment is significantly higher than the 2021 sale price. What does that indicate?
Municipal assessments are for taxation purposes and use mass appraisal techniques. The $75.5K assessment increase since the 2021 sale of $668K likely reflects broad market trends and the property’s characteristics. The sale price remains the most concrete recent market value, and the assessment should not be interpreted as a current market price.

4. Is the finished basement included in the 2,508 sqft living area?
Typically, municipal living area (sqft) calculations in Winnipeg do not include below-grade spaces, even if finished. The 2,508 sqft is almost certainly the above-ground total, with the finished basement providing additional bonus space.

5. What are the less obvious considerations for a property like this?
The very large lot is an asset but also requires more maintenance and has higher associated costs (e.g., property taxes, landscaping). Additionally, its ranking as a larger, higher-value home on its street is positive, but it’s wise to consider the future resale appeal relative to other homes in the immediate area.