75.6
Good
Property score
75.6
Good
Overall 75.6
Newer than most nearby homes
1,221 sqft (bottom 46%)
Built in 2004 (11 yrs newer than avg)
Located in a high-income area
with median household income of ~130k
Transit 74.0
2-min walk to transit with 2 nearby routes
Within 500m: 1 dining spot, 1 school, 3 parks, and 1 place of worship nearby
Sold for $250,000 over asking
Winnipeg Real Estate Sales Summary & Market Analysis May 11–17, 2026
Living Area
Near average
5% smaller than neighborhood avg.
Year Built
Above average
11 yrs newer than neighborhood avg.
Mother tongue
English · 64%Punjabi · 8%
Past 10 years Riverbend sales snapshot (~80% of all data)
523
460k
$325/sqft
1993
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75.6 is composed by the two sections below.
Property Score
Community Score
Riverbend
How to read: Share of sales in each ~$50k price band for “riverbend” (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: #46110762
$130K
Median household income
$133K
Average household income
4%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.6
P90 / P10 ratio
10%
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
87 Frog Plain Way — 6 amenities found within 500 m, across 4 categories, including 1 dining (nearest 327 m), 1 education (nearest 285 m), 3 parks (nearest 152 m).
Riverbend · WPS public data · 2026
Annual incidents
15
2026
vs. city avg
-49%
relative to avg
Year-over-year
▼ -91%
vs. prior year
Primary type
Property
47%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 29% | Top 7% | Top 15% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 87 Frog Plain Way, Winnipeg
Section 1: Key Characteristics & Appeal
This home presents a practical opportunity in Winnipeg's Riverbend neighborhood. Built in 2004, it is a newer property compared to most in the city, potentially reducing immediate concerns over aging components. With 1,221 sqft of living space, it offers a comfortably sized layout that aligns with the neighborhood and city averages, though it is notably more compact than many other homes on its own street.
Its primary appeal lies in its value positioning. The assessed value of $436k sits below the street average but above the city average, suggesting you may get more home for your money within Riverbend compared to wider Winnipeg. This creates a potential "sweet spot": a well-located, modern-enough home without the premium price tag of the largest properties on the block. The lot size is standard for the immediate area, offering typical outdoor space.
This property would suit first-time buyers or downsizers seeking a low-maintenance, turn-key home in an established suburban area. It's also a sensible fit for value-focused buyers who prioritize a newer build year and a solid neighborhood over having the biggest house on the street. A thoughtful perspective is that this home offers the benefits of a mature, sought-after street while allowing entry at a relatively accessible point.
Section 2: Frequently Asked Questions
1. How does this home's size compare to its neighbors?
While its living area is near the average for the wider Riverbend area and Winnipeg, it is smaller than most homes directly on Frog Plain Way. This is a key factor in its assessed value being below the street average.
2. Is the $436k assessment a reliable indicator of market value?
Assessments are for tax purposes and can differ from market value. Notably, a very similar home nearby at 87 Danford Drive (same year, size, area) has a nearly identical assessment ($442k), which adds credibility. The last sold price range for this property (2023) was between $500k-$550k.
3. What does the 2004 build year mean for a buyer?
Built 22 years ago, this home is significantly newer than the average Winnipeg house. It likely has modern wiring, plumbing, and insulation standards, but major components like the roof, HVAC, or appliances may be nearing or due for replacement soon.
4. How is the property's value positioned in the market?
Its assessed value ranks in the top 35% in Riverbend and top 31% city-wide, indicating it's a above-average value home overall. However, it ranks in the bottom 10% on its own street, highlighting a street where property values are generally high.
5. Where can I find exact historical sale prices?
The site provides sold price ranges for general research. Due to industry rules, exact sale figures are not displayed publicly. You can request the exact sold price history via email from the site provider, who will manually look up and send the verified data.
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