88.6
Excellent
Property score
88.6
Excellent
Overall 88.6
Larger and newer than most nearby homes
2,091 sqft (top 9%)
Built in 2006 (16 yrs newer than avg)
Located in a high-income area
with median household income of ~131k
Transit 80.0
2-min walk to transit with 3 nearby routes
Within 500m: 1 school, and 2 parks nearby
Sold for $250,000 over asking
Winnipeg Real Estate Sales Summary & Market Analysis May 11–17, 2026
Living Area
Above average
48% larger than neighborhood avg.
Year Built
Above average
16 yrs newer than neighborhood avg.
Mother tongue
English · 67%French · 6%
Past 10 years River Park South sales snapshot (~80% of all data)
1,302
451k
$355/sqft
1990
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88.6 is composed by the two sections below.
Property Score
Community Score
River Park South
How to read: Share of sales in each ~$50k price band for “river park south” (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: #46110501
$131K
Median household income
$142K
Average household income
4%
Low income (LIM-AT)
0.3
Income inequality (Gini)
2.9
P90 / P10 ratio
11%
Single-person households
49%
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
22 Higham Bay — 3 amenities found within 500 m, across 2 categories, including 1 education (nearest 478 m), 2 parks (nearest 339 m).
River Park South · WPS public data · 2026
Annual incidents
25
2026
vs. city avg
-15%
relative to avg
Year-over-year
▼ -90%
vs. prior year
Primary type
Property
64%
Local garbage, recycling, and yard waste pickup schedule for 22 Higham Bay.
Garbage
friday
Recycling
friday
Yard Waste
friday a
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 45% | Top 21% | Top 20% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 22 Higham Bay, River Park South, Winnipeg
Key Characteristics & Buyer Appeal
This home at 22 Higham Bay presents a compelling opportunity in Winnipeg's River Park South neighborhood. Its primary strength lies in its generous scale and established value. With over 2,090 square feet of living space, the home ranks in the top 9% for size both within the neighborhood and across the entire city, offering significantly more room than the average Winnipeg home. This is complemented by an assessed value of $585,000, which also places it in the top tier (top 9%) city-wide, indicating a premium valuation that aligns with its larger footprint.
Built in 2006, the property is newer than most homes in Winnipeg, though it is slightly older than the immediate average on its street. The lot size is fairly standard for the area. The home’s appeal is rooted in its above-average space and its position in a mature, established pocket of a popular suburban neighborhood. It would suit buyers looking for a spacious, move-in-ready family home without venturing into brand-new construction, and who appreciate a property with a strong, data-backed standing in the broader market. A thoughtful perspective is that while it commands a premium price, its size and assessment metrics suggest it is priced within the context of its substantial offering, rather than being inflated for the area.
Frequently Asked Questions
1. How does this home’s size truly compare to others?
It is notably larger than most. With 2,091 sq ft, it surpasses the average home in River Park South by over 600 sq ft and the average Winnipeg home by nearly 750 sq ft, placing it in the top 9% for living space city-wide.
2. Is the assessed value of $585,000 high for the area?
Yes, it is above average. The assessed value ranks in the top 8% of the River Park South neighborhood and top 9% city-wide, reflecting its larger size and premium market position.
3. When was it last sold and for how much?
Public records indicate a sale between October 2016 for a price in the range of $450,000 to $500,000. For fully verified and exact historical sale figures, a manual lookup through the site is required.
4. The home was built in 2006. Is that considered old?
Not at all. While it is slightly older than the average on its specific street, it is significantly newer than the average Winnipeg home (built in 1966) and the average in River Park South (built around 1990). It represents a period of solid, modern construction.
5. What are the comparable homes nearby?
The listing provides examples of nearby properties with similar assessed values, such as 30 Kellendonk Road ($581k) and 272 Aldgate Road ($614k), and homes on the same street like 18 Higham Bay. These help illustrate the market context for this price point in River Park South.
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