Property score
58.4
Fair
Overall 58.4 · Smaller but newer than most nearby homes
779 sqft (bottom 1%) · Built in 1993 (15 yrs newer than avg)
Located in a high-income area with median household income of ~97k
Transit 86.0 · 4-min walk to transit with 4 nearby routes · Within 500m: 1 dining spot, 2 schools, 5 healthcare facilitys, and 3 shops nearby
Living Area
Below average
37% smaller than neighborhood avg.
Year Built
Above average
15 yrs newer than neighborhood avg.
Mother tongue
English · 50%Punjabi · 13%
Past 10 years Waverley Heights sales snapshot (~80% of all data)
627
415k
$333/sqft
1978
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58.4 is composed by the two sections below.
Property Score
Community Score
Waverley Heights
How to read: Share of sales in each ~$50k price band for “waverley heights” (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: #46110980
$97K
Median household income
$107K
Average household income
10%
Low income (LIM-AT)
0.2
Income inequality (Gini)
3.0
P90 / P10 ratio
10%
Single-person households
31%
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
164 Gull Lake Road — 14 amenities found within 500 m, across 6 categories, including 1 dining (nearest 294 m), 2 education (nearest 353 m), 5 healthcare (nearest 255 m).
Waverley Heights · WPS public data · 2026
Annual incidents
14
2026
vs. city avg
-53%
relative to avg
Year-over-year
▼ -92%
vs. prior year
Primary type
Property
50%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 26% | Top 30% | Top 36% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 3% | Bottom 4% | Bottom 23% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 164 Gull Lake Road, Winnipeg
Section 1: Key Characteristics & Appeal
This home presents a distinct profile defined by its modern build and efficient use of space. Its key characteristic is being a notably newer construction (1993) within its established Waverley Heights neighborhood, ranking in the top 2% of the area for its year built. This suggests updated building systems and potentially lower immediate maintenance needs compared to older peers.
The appeal lies in a value-conscious proposition. The assessed value is consistently around the average for the street, neighborhood, and city, yet it comes with a larger-than-average lot for Gull Lake Road (ranked in the top 8% on the street). This combination offers a private outdoor space that is a premium for the immediate area. The living area, at 779 sqft, is compact and significantly below local averages, which clarifies the pricing. This isn't a sprawling home; it's a efficient, modern footprint on a desirable lot.
This property would ideally suit a first-time buyer, downsizer, or pragmatic investor seeking a low-maintenance, newer home in a mature neighborhood. It’s for those who prioritize lot size and a modern build over interior square footage, and who see the efficient layout as an opportunity for affordable entry into the area without the worries of an aging structure.
Section 2: Frequently Asked Questions
1. Is the smaller living area a drawback?
It is a defining feature. The home offers efficient, modern living but not ample space. It suits simpler lifestyles and would feel cramped for those needing multiple dedicated rooms or significant storage. The trade-off is the newer construction and the larger lot.
2. How does a 1993 build benefit me compared to older homes?
Newer construction typically means updated electrical wiring (like 100-amp service or better), modern plumbing, more recent roofing materials, and generally newer major systems. This can translate to fewer major repairs in the near term and potentially better energy efficiency.
3. The assessed value is "around average," but the house is smaller. Why?
The assessment reflects the total package: the desirable lot size for the street, the modern year of construction, and the location. The market price for newer builds on good lots often offsets a smaller square footage in established neighborhoods.
4. What does the lot size actually offer?
At over 5,600 sqft and larger than most on the street, it provides valuable outdoor privacy, space for gardening, entertaining, or future additions like a shed or deck—options that are limited on standard, smaller lots in the area.
5. Are there any concerns with such a new home in an older area?
While the systems are newer, it's still a 30-year-old home and due for routine maintenance like any property. It’s wise to check the condition of the roof, windows, and HVAC, as they are nearing or within a typical replacement age. The neighborhood context, however, is stable and well-established.
