61.0
Fair
Property score
61.0
Fair
Overall 61.0
Smaller than most nearby homes
865 sqft (bottom 5%)
Built in 1985 (5 yrs older than avg)
Located in a high-income area
with median household income of ~99k
Transit 80.0
4-min walk to transit with 3 nearby routes
Within 500m: 2 schools, 1 shop, and 1 bank/ATM nearby
Sold for $250,000 over asking
Winnipeg Real Estate Sales Summary & Market Analysis May 11–17, 2026
Living Area
Below average
39% smaller than neighborhood avg.
Year Built
Near average
5 yrs older than neighborhood avg.
Mother tongue
English · 69%French · 5%
Past 10 years River Park South sales snapshot (~80% of all data)
1,302
451k
$355/sqft
1990
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61.0 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: #46110505
$99K
Median household income
$95K
Average household income
5%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.6
P90 / P10 ratio
22%
Single-person households
30%
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 Brotman Bay — 4 amenities found within 500 m, across 3 categories, including 2 education (nearest 427 m), 1 shopping (nearest 309 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 38 Brotman 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 32% | Bottom 45% | Top 40% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 38 Brotman Bay, River Park South, Winnipeg
Key Characteristics & Buyer Profile
This 1985-built home in River Park South presents a practical, entry-level opportunity in a well-established Winnipeg neighborhood. Its key characteristic is its compact size, with 865 square feet of living space, which is notably below the average for both the street and the wider area. This positions it as one of the smaller homes on Brotman Bay. However, its assessed value of approximately $398,000 aligns closely with averages for the street and the city, suggesting the value is anchored more in its location and lot than its interior square footage.
The appeal lies in its efficiency and potential. For the right buyer, the below-average living area translates to lower maintenance, easier upkeep, and potentially reduced utility costs. The lot size of 4,800 sq. ft. is consistent with the neighborhood, offering standard outdoor space. A thoughtful perspective is that this property could suit a minimalist, a first-time buyer comfortable with cozy spaces, or an investor looking for a manageable rental property in a stable family neighborhood. It is less suited for those requiring ample room for a growing family or who prioritize spacious interiors over location.
Frequently Asked Questions
1. Is this home a good value compared to others on the street?
The assessed value is very close to the street average, but the living area is significantly smaller than most neighbors. This indicates you are paying primarily for the location and the lot. Value will depend on whether you prioritize land/location or interior space.
2. How does the sold price history help determine an offer?
The home sold in 2021 for between $350,000 and $400,000. Given market changes since then and the current assessed value, this history provides a baseline, but a current market evaluation is essential to understand today's value.
3. What does the "Below Average" living area ranking mean practically?
It means this is a compact home. Buyers should carefully consider if the layout and room sizes meet their needs, as renovations to expand could be limited by the existing footprint and foundation.
4. Are the property taxes likely to be high?
The assessed value is around the citywide average, so you can expect property taxes to be broadly in line with an average-priced home in Winnipeg, not unusually high or low.
5. Where can I get verified, exact sold price data for this home?
The site notes that due to industry rules, exact MLS sold records are not displayed. They offer a manual lookup service where you can request the exact historical sold prices via email, which they will provide without using your contact for marketing.
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