82 Battleford Bay

82 Battleford Bay – Property Summary

Key Characteristics & Buyer Fit

This 1989-built home in Whyte Ridge offers 2,220 sq. ft. of living space on a 5,842 sq. ft. lot. Its standout feature is size: it ranks in the top 6% city-wide for living area, and is the second-largest home on its street. The assessed value of $546,000 reflects that premium, coming in above both the street and city averages. The lot itself is slightly smaller than the local median, which is typical for a home built in this era and location.

The appeal here is straightforward: you get noticeably more interior space than most homes in Winnipeg, within a well-established neighbourhood. The 1989 build year means the home is older than much of the surrounding area (where the average is 1994), but newer than the city-wide average of 1966. For buyers, this can be a sweet spot—construction quality from the late 80s is generally solid, and there’s potential for updates that add value without the headaches of a much older home.

This property would suit buyers who prioritize square footage over a pristine, newer build. It’s a good fit for families needing room to spread out, or for someone who wants a larger home in a mature neighbourhood without paying a premium for a newer subdivision. The land area is average for the area, so if a sprawling yard is a priority, this may not be the one. But if indoor space is the main driver, this house delivers.

Frequently Asked Questions

1. How does the assessed value compare to the actual market price?
Assessed value is a public estimate, not a guaranteed sale price. In Winnipeg, assessments often lag behind current market conditions. The home’s assessed value of $546,000 is above the street and neighbourhood averages, which suggests it’s already considered a higher-end property in its immediate area. A comparative market analysis from a local agent would give a more accurate picture of what it might sell for today.

2. Why is the year built older than the neighbourhood average?
The neighbourhood of Whyte Ridge has a mix of homes built from the late 1980s through the 1990s. This particular home was built in 1989, while the average for the area is 1994—meaning it’s on the earlier end of development in that part of the neighbourhood. This isn’t unusual and often means more mature landscaping and a slightly more established feel.

3. Is a smaller-than-average lot a drawback?
Not necessarily. The lot is 5,842 sq. ft., which is slightly below the neighbourhood average of 6,175 sq. ft. However, the home itself is large, so the yard-to-house ratio is tighter. This can mean less outdoor maintenance, which some buyers prefer. If a big backyard for play or gardening is essential, this might feel tight. But for many, the trade-off for a larger interior is worth it.

4. How does this home rank city-wide compared to other 1980s builds?
City-wide, this home ranks in the top 23% for year built, meaning it’s newer than most Winnipeg homes (the city average is 1966). So while it’s older than its immediate neighbours, it’s still relatively modern from a city-wide perspective. That can be appealing for buyers who want a home that’s not too old but also not in a brand-new cookie-cutter development.

5. What does “Top 6%” for living area actually mean in real terms?
It means this home has more square footage than 94% of comparable homes across Winnipeg. With 2,220 sq. ft., it’s about 65% larger than the city-wide average. For a family or someone who works from home, that extra space can be the difference between feeling cramped and having room for a home office, guest room, or dedicated play area. It’s a genuine differentiator.