Property score
84.3
Excellent
Overall 84.3 · Larger and newer than most nearby homes
2,361 sqft (top 1%) · Built in 1978
Located in a high-income area with median household income of ~116k
Transit 80.0 · 2-min walk to transit with 3 nearby routes · Within 500m: 2 schools, and 4 parks nearby
Living Area
Above average
91% larger than neighborhood avg.
Year Built
Above average
0 yrs newer than neighborhood avg.
Mother tongue
English · 66%Chinese · 9%
Past 10 years Waverley Heights sales snapshot (~80% of all data)
627
415k
$333/sqft
1978
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84.3 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: #46110975
$116K
Median household income
$130K
Average household income
8%
Low income (LIM-AT)
0.4
Income inequality (Gini)
2.9
P90 / P10 ratio
4%
Single-person households
41%
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
38 Forest Lake Drive — 6 amenities found within 500 m, across 2 categories, including 2 education (nearest 267 m), 4 parks (nearest 112 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 | Bottom 40% | Top 16% | Top 26% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Summary: 38 Forest Lake Drive, Waverley Heights
Section 1: Overview & Appeal
This home at 38 Forest Lake Drive stands out primarily for its generous scale and established location. Its key characteristic is a substantial 2,361 sqft of living space, which ranks in the elite top 1% for the Waverley Heights neighborhood and well above averages at the street and city level. Built in 1978, it is also a newer build among its immediate peers on Forest Lake Drive. The lot size is comfortably above average for the wider area, offering ample outdoor space.
The appeal lies in acquiring a larger, well-situated property without the premium typically attached to the most expensive homes on the street. While its assessed value is above average for the neighborhood, it is around the average for its own street, suggesting a value proposition for the square footage offered. This property would suit buyers looking for established character, spacious interiors for a growing family or home office needs, and a prime location within a sought-after neighborhood. It’s ideal for someone who values space over a brand-new build and appreciates a home that already holds a strong, above-average position in its community.
Section 2: Frequently Asked Questions
1. How does the home’s size truly compare to others?
The living area is a definitive strength. It is significantly larger than typical homes in Waverley Heights (top 1%) and Winnipeg overall (top 4%), offering space that is rare for the area.
2. Is the assessed value in line with the property’s features?
The assessment reflects a balance. While the value is elite for the neighborhood, it is average for Forest Lake Drive itself. This suggests you are paying for the location and size, but not an extreme street premium, which can indicate relative value for the space you get.
3. What does the “newer” build year mean for this home?
Built in 1978, it is newer than most on its specific street (top 6%). This can imply updated infrastructure or layouts compared to immediate neighbors, though a professional inspection is still essential to determine the exact condition of major systems.
4. Is the lot size a major feature?
The lot is above average for the neighborhood and city, providing good outdoor space. However, on its own street, it is typical. The appeal is more about having a solid, established yard rather than an exceptionally large one compared to the direct neighbors.
5. Who would this property not suit?
Buyers seeking a modern, turn-key home or those with a strict budget at the lower end of the neighborhood’s range may find other options. The home’s value and size come from its established, spacious nature, which may involve personalization or updates.
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