Property Overview: 524 Robert Bockstael Drive, Sage Creek, Winnipeg

Section 1: Key Characteristics & Appeal

This property is a newer home, built in 2023, located in Winnipeg’s modern Sage Creek neighbourhood. Its key characteristic is a notably low municipal assessed value of $112k, which stands in sharp contrast to the average assessed values of nearby homes on the same street ($487k), in Sage Creek ($597k), and even across the wider city (~$390k). The lot size of 2,599 sq ft is also below the averages for the immediate area.

The primary appeal lies in its potential as a value-oriented entry point into a sought-after, family-friendly community known for newer builds and amenities. It would suit a specific type of buyer: those who are budget-conscious but prioritize location, and who are prepared to investigate the reason behind the low assessment. This could include first-time buyers looking in a premium area, investors seeing long-term redevelopment potential, or purchasers comfortable with a project who understand that a low assessment often correlates with lower property taxes. A thoughtful perspective is that this listing is less about the current structure and more about the land value and future potential in a high-demand neighbourhood, presenting a unique calculation compared to typical area homes.

Section 2: Frequently Asked Questions

1. Why is the assessed value so much lower than the neighbours?
Municipal assessments are based on a valuation date set by the province. A significant discrepancy like this often indicates the property is assessed as a vacant lot or has a very minimal improvement value, which could be due to its specific status (e.g., not yet fully developed) at the time of the last assessment cycle.

2. What would the actual purchase price likely be?
The sale price is determined by the market, not the assessed value. Given the desirable location and new build year, you should expect the market price to be significantly higher than the $112k assessment. Reviewing the "Nearby properties" and "Request exact figures" sections is essential for understanding recent sale comparables.

3. Are property taxes based on this low assessment?
Initially, yes. Taxes are calculated using the assessed value. This could result in lower-than-average taxes for the area, but be aware that a future sale or a city reassessment will likely bring the value—and therefore the taxes—in line with neighbouring properties.

4. Is this a new build or a developed home?
The year built is listed as 2023, indicating it is a very new construction. The data suggests it may be a newly built home on a smaller, below-average lot for the street, or it may be a property that was only partially complete at the last assessment.

5. How can I get verified sale history for this property?
As noted in the data section, sold price data here is from public sources, not the MLS. For fully verified transaction history and exact figures, you must use the site’s manual request service by email, as detailed under “How do I get fully verified figures?”