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Winnipeg Real Estate – Home Prices, Sales History & Market Trends

House

38 Brotman Bay

BasementYes, renovated
PoolNo
GarageDetached
Building TypeBi-Level

Map

Redder color means more recent sale.

Yellow star means multiple sale records.

Neighbourhood sales statistics

River Park South

How to read: Share of sales in each ~$50k price band for “river park south” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.

Data summary (Winnipeg / river park south / Detached houses (non-condo) / 2024): ~$50k bands. The largest share is $400K–$450K (about 29.8%). Second-largest band: $450K–$500K (about 19.0%); top two together about 48.8%. About 121 sales in this view (sample size check).

All figures above are based on real sold transaction data analysis; for source details, see

Rankings

Living Area

865 sqft

Same street

54/56
Top 96%
Avg1,052 sqft

Same area

3442/3617
Top 95%
Avg1,410 sqft

City-wide

167859/194458
Top 86%
Avg1,342 sqft

38 Brotman Bay: Living Area Analysis

  • Street Level (Brotman Bay): Below Average. Ranked #54 out of 56 (Top 96%). The average living area for comparable homes on this street is 1,052 sqft.
  • Neighborhood Level (River Park South): Below Average. Ranked #3,442 out of 3,617 (Top 95%). The neighborhood average for this group is 1,410 sqft.
  • Citywide Level (Winnipeg): Below Average. Ranked #167,859 out of 194,458 (Top 86%). The citywide average for comparable homes is 1,342 sqft.

Assessed Value

398k

Same street

19/56
Top 34%
Avg386k

Same area

2288/3617
Top 63%
Avg447.2k

City-wide

75508/194458
Top 39%
Avg390.1k

38 Brotman Bay: Assessed Value Analysis

  • Street Level (Brotman Bay): Around Average. Ranked #19 out of 56 (Top 34%). The average assessed value for comparable homes on this street is 386k.
  • Neighborhood Level (River Park South): Around Average. Ranked #2,288 out of 3,617 (Top 63%). The neighborhood average for this group is 447.2k.
  • Citywide Level (Winnipeg): Around Average. Ranked #75,508 out of 194,458 (Top 39%). The citywide average for comparable homes is 390.1k.

Year Built

1985

Same street

13/56
Top 23%
Avg1985

Same area

1614/3617
Top 45%
Avg1990

City-wide

55766/194458
Top 29%
Avg1966

38 Brotman Bay: Year Built Analysis

  • Street Level (Brotman Bay): Above Average. Ranked #13 out of 56 (Top 23%). The average year built for comparable homes on this street is 1985.
  • Neighborhood Level (River Park South): Around Average. Ranked #1,614 out of 3,617 (Top 45%). The neighborhood average for this group is 1990.
  • Citywide Level (Winnipeg): Above Average. Ranked #55,766 out of 194,458 (Top 29%). The citywide average for comparable homes is 1966.

Land Area

4,800 sqft

Same street

30/56
Top 54%
Avg5,232 sqft

Same area

2251/3617
Top 62%
Avg5,447 sqft

City-wide

117652/194458
Top 61%
Avg6,570 sqft

38 Brotman Bay: Land Area Analysis

  • Street Level (Brotman Bay): Around Average. Ranked #30 out of 56 (Top 54%). The average land area for comparable homes on this street is 5,232 sqft.
  • Neighborhood Level (River Park South): Around Average. Ranked #2,251 out of 3,617 (Top 62%). The neighborhood average for this group is 5,447 sqft.
  • Citywide Level (Winnipeg): Around Average. Ranked #117,652 out of 194,458 (Top 61%). The citywide average for comparable homes is 6,570 sqft.

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.

Sales History

Sold 5/2021CA$350k–400k
Sold price

Same street

Top 32%

Same area

Top 55%

City-wide

Top 40%

38 Brotman Bay · Sold transaction data notes

Data source:

Sold prices are based on publicly available internet data. We do not guarantee accuracy; figures have had limited verification and are reasonably reliable. Data is not sourced from the MLS and does not involve MLS copyright.

Coverage:

Sold price data from January 2016 through April 2025; some months may be missing.

Precision:

If you are not signed in, we show sold price ranges in CA$50k bands, not exact amounts. To see exact sold prices, please create an account and sign in.

How do I get fully verified figures?

Because of industry association rules, this system does not include MLS sold records and does not display them on the site. If you need a property’s full transaction history and exact figures, email us. We will look them up manually and send them by email. You can email us or leave your email below (if you are already logged in, we have your email—click the button to request). We will send exact sold prices by email. Manual lookup and sending may take until the end of the same day at the latest. No tricks—we will not use your email for ads or spam.

Request exact figures by email

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Highlights & common questions: 38 Brotman Bay, Winnipeg

一、房屋特点、吸引力与适合人群

特点

  • 面积紧凑，地段价值突出：房屋居住面积865平方英尺，在同街区、同社区及全市范围内均低于平均水平，属于典型的小户型住宅。但其评估价值39.8万加元在街上（排名前34%）和全市（排名前39%）均处于平均水准，说明地段价值支撑明显，土地与位置溢价高于房屋本身。
  • 房龄相对较新：建于1985年，在同街区排名前23%，比全市平均房龄（1966年）新约20年，结构维护成本可能较低。
  • 土地规模适中：占地4800平方英尺，接近街区平均水平，有一定户外空间但非超大地块。

吸引力

  • 高性价比入门选择：在River Park South社区，其评估价值低于社区平均水平（44.72万加元），但高于全市平均水平。对于想以较低总价进入该社区的买家，这是一个折中选择。
  • 稳定的资产属性：房屋在2021年以35-40万加元价格售出，当前评估价值与之基本持平，显示其在市场波动中保值性较强。
  • 社区成熟且安静：所在街区房屋大多建于80年代中期，社区发展成熟，邻居稳定性可能较高。

适合人群

  • 首次购房者或预算有限者：总价相对较低，可作为进入温尼伯房产市场的起点。
  • 空巢老人或小型家庭：面积适合1-2人居住，无需过多维护。
  • 看重土地增值的长期持有者：房屋本身价值有限，但地块在成熟社区，长期可能随地段升值。

二、五个深入问答（FAQ）

1. 这房子面积这么小，为什么评估价并不低？
评估价不仅反映房屋面积，更体现土地价值和地段。数据显示，该房在街上评估价排名（前34%）远高于其面积排名（倒数4%），说明地块位置、社区环境等因素贡献了较大价值溢价。在房产估值中，土地常常比地上建筑更值钱。

2. 与同街其他房子相比，这个房子的真正短板是什么？
从数据看，主要短板是居住面积严重偏低——在56条同街房产中排名第54。这意味着你可能为土地支付了相近价格，但获得的实际使用空间远少于邻居。如果未来扩建或改建，成本需要仔细核算。

3. 1985年建的房子，有什么潜在隐藏问题？
80年代的房屋可能含有石棉材料（常用于绝缘或地板）或铝制电线（存在火灾风险），建议专业验房时重点关注。同时，该年龄的屋顶、窗户和供暖系统可能已接近使用寿命末期。

4. 这个房子适合投资出租吗？
不适合追求高租金回报的投资者。小面积限制了租金上限，而评估价不低则意味着持有成本（地税、贷款）相对较高。租金收入可能仅勉强覆盖成本，更适合自住而非纯投资。

5. 社区排名“前95%”是好是坏？
这里的“前95%”是一个容易误解的统计表述——实际意思是该房屋面积在社区3617套房屋中排名3442，即比95%的房子都小。这并非质量排名，而是尺寸百分位，提醒买家这是社区内非常紧凑的户型。

Nearby & similar assessment

Nearby properties

Address · Distance

Similar assessed value

Address · Assessed Value

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