9 Sandy Cove

Property Overview: 9 Sandy Cove

Key Characteristics & Appeal

This 1977 four-level split home sits on a generous 8,074 sqft lot in Southboine, Winnipeg. With 1,879 sqft of finished living space that includes a developed basement, it offers ample room for a family. Its standout feature is the large, private lot, which is notably larger than most in Winnipeg, ranking in the top 11% city-wide for land size. The home itself also provides more interior space than 87% of Winnipeg houses, indicating a strong value for square footage.

The appeal lies in its established neighbourhood setting and the potential inherent in its spacious footprint. While the home is nearly 50 years old and lacks a garage or pool, it suits buyers looking for a solid, roomy property where value is derived from land size and interior volume rather than modern luxuries. It would be an excellent fit for a practical buyer—perhaps a growing family, a multi-generational household, or a handy homeowner—who sees the large yard as a priority for recreation or gardening and views the well-sized, classic split-level layout as a canvas for gradual updates. The 2017 sale price suggests a history of steady value, and the current assessment indicates it sits in a desirable price bracket for its offering.

Frequently Asked Questions

1. What are the main advantages of a four-level split layout?
This design typically creates distinct living zones across different levels, offering good separation between common areas and private bedrooms. It can provide more privacy than an open-concept bungalow and often includes useful nooks or extra rooms in the transition levels.

2. The lot is large, but what is the neighbourhood like?
The home is in Southboine, an established area. The rankings show the property’s land size is a standout locally, but the community itself has a mix of home sizes and ages, offering a mature, settled streetscape.

3. How significant is the lack of a garage?
This is a key consideration for Winnipeg winters. Buyers should budget for alternative parking and storage solutions. The large lot, however, may offer space to add a garage or shed in the future, subject to local bylaws and permits.

4. The home was built in 1977. What should I be mindful of?
As with any home of this age, the condition of major systems (roof, windows, plumbing, electrical) and potential for outdated materials (like original insulation or aluminum wiring) should be carefully evaluated during an inspection. Its ranking for age is middle-of-the-road, meaning it’s typical for the area.

5. The assessment value is higher than the 2017 sale price. What does this mean?
The assessed value is for municipal tax purposes and reflects a mass appraisal model. It indicates the city views the property as being in a higher value tier relative to Winnipeg overall. However, the market sale price is determined by current buyer demand, condition, and comparable sales. The assessment suggests a strong underlying value, but the two numbers serve different functions.