Property score
87.0
Excellent
Overall 87.0 · Larger and newer than most nearby homes
2,344 sqft (top 8%) · Built in 1980 (4 yrs newer than avg)
Located in a high-income area with median household income of ~168k
Transit 60.0 · 10-min walk to transit with 3 nearby routes · Within 500m: 1 school, and 5 parks nearby
Living Area
Above average
40% larger than neighborhood avg.
Year Built
Above average
4 yrs newer than neighborhood avg.
Mother tongue
English · 92%French · 1%
Past 10 years River West Park sales snapshot (~80% of all data)
162
489.9k
$333/sqft
1976
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87.0 is composed by the two sections below.
Property Score
Community Score
River West Park
How to read: Share of sales in each ~$50k price band for “river west park” (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: #46111089
$168K
Median household income
$190K
Average household income
4%
Low income (LIM-AT)
0.3
Income inequality (Gini)
3.0
P90 / P10 ratio
7%
Single-person households
47%
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
86 Waterhouse Bay — 6 amenities found within 500 m, across 2 categories, including 1 education (nearest 372 m), 5 parks (nearest 331 m).
River West Park · WPS public data · 2025
Annual incidents
25
2025
vs. city avg
-15%
relative to avg
Year-over-year
▲ +4%
vs. prior year
Primary type
Property
68%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 6% | Top 6% | Top 3% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 39% | Top 29% | Top 14% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 86 Waterhouse Bay, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 86 Waterhouse Bay in River West Park is a standout property defined by its generous interior space. With 2,344 sqft of living area, it ranks in the top 4% of homes on its street and city-wide, offering significantly more room than typical Winnipeg homes. Built in 1980, it is newer than most in its desirable neighborhood. The assessed value of $562k sits above average at all geographic levels, reflecting its established desirability. It's important to note the lot size of 6,596 sqft is slightly below the street average, suggesting a focus on the home's footprint over expansive yard space.
The primary appeal lies in acquiring a spacious, well-positioned home in a mature neighborhood where the house itself is a premium feature. It suits buyers who prioritize interior square footage for a growing family, home office needs, or simply more room to live, over having a large garden. The significant price appreciation from its 2019 sale to its 2024 sale indicates strong market confidence in the location and property type. This home is ideal for a value-conscious buyer seeking space and neighborhood stability, who may be willing to trade some yard size for a larger, newer-than-average home in the area.
Section 2: Frequently Asked Questions
1. How does the lot size impact the property?
While the land area is above the city average, it is smaller than most lots on Waterhouse Bay. This typically means lower exterior maintenance and may indicate a design that maximizes the home's footprint. It’s a practical trade-off for the exceptional living space inside.
2. What does the "Elite" ranking for year built in the neighborhood mean?
Being built in 1980 makes this home newer than 96% of comparable properties in River West Park. For a buyer, this can suggest updated infrastructure (like wiring or plumbing) compared to much of the housing stock from the 1960s and 70s in the area.
3. Is the assessed value a reliable indicator of the sale price?
The assessed value ($562k) is for municipal tax purposes. The home sold for between $700k-$750k in 2024, which is a typical market premium. The assessed value is best used for comparing relative worth against neighboring homes, not for predicting sale price.
4. How does this home compare to nearby properties?
The provided comparisons show nearby homes are generally older and have smaller living areas, with lower assessed values. This positions 86 Waterhouse Bay as a larger, newer, and higher-value option on its street and in the immediate vicinity.
5. Where can I get the exact historical sale prices?
The site provides sold price ranges publicly. Due to industry rules, exact sale figures are not displayed automatically but can be requested directly from the site via email for verified, precise transaction history.
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