46 Tom Nichols Place

Property Overview

46 Tom Nichols Place is a modern two-storey home in Winnipeg's Canterbury Park neighbourhood. Built in 2019, it offers a move-in-ready foundation with a standard, unfinished basement, presenting a blank canvas for future development. The home sits on a generous 6,347 sqft lot, which is notably larger than most in the city and provides ample outdoor space. With 1,838 sqft of living area, it offers above-average space for the neighbourhood. Its most recent sale in early 2022 was at a price point well above average for the area, indicating strong perceived value. The appeal lies in its contemporary build, sizable lot in a well-established area, and its position as a newer home requiring minimal immediate work but offering long-term potential through basement development.

This property would suit buyers looking for a modern home without the wait of new construction, who value larger outdoor space for gardening or family activities, and who are comfortable with a home that has appreciated significantly in a short period. It's also a practical fit for someone planning a future renovation project, as the basement is ready to be finished to their own specifications.

Frequently Asked Questions

1. How does the lot size compare practically?
The lot is over 6,300 sqft, placing it in the top 25% city-wide. This means more yard space than the typical Winnipeg home, offering greater privacy and room for additions like a deck, shed, or garden.

2. The 2022 sale price seems high for the area. Why?
The sale price was in the top 3% for Canterbury Park at the time. This premium likely reflects the combined value of the home's newness (built 2019), its above-average living space, and the substantial lot size—features that are uncommon together in this neighbourhood.

3. What does "above average" for the assessed value mean?
The assessed value is above average for both the neighbourhood and the city. This generally suggests the municipal assessment aligns with the home's desirable characteristics (newer build, large lot) and may provide a benchmark for property taxes, though taxes are based on the mill rate.

4. Is the unfinished basement a drawback or an opportunity?
It's primarily an opportunity. While it requires an investment to finish, it allows a new owner to customize the space—whether as a rec room, home office, or additional bedrooms—without undoing someone else's work. It's a common feature in newer homes sold shortly after construction.

5. How does this home fit within its immediate street?
On Tom Nichols Place itself, the home's living area and assessed value are around average for the street, but its year built is the newest (top 7%). This indicates you're buying one of the most modern homes on the block, while the lot size is also competitive with neighbouring properties.