Property Overview
11 Uppingham Place is a well-maintained, single-storey home in Winnipeg's Dakota Crossing neighbourhood. Built in 2005, it offers modern construction in a community of mostly similar-aged homes. With 1,256 sqft of living space, an attached garage, and a renovated basement, it presents a practical, move-in-ready layout. The lot is a manageable 4,841 sqft. Its most notable characteristic is its strong citywide value standing; its assessed value ranks within the top 17% of all Winnipeg homes, suggesting a favourable assessment relative to many older properties city-wide. However, on its own street, it is one of the smaller homes in terms of both living and land area.
Appeal & Ideal Buyer
The primary appeal lies in its balance of a contemporary build year, recent updates, and efficient scale. It suits first-time buyers or downsizers seeking a modern, low-maintenance home without the premium often attached to brand-new construction. The renovated basement adds functional space, making it a fit for small families or those who work from home. A thoughtful perspective is that this property represents a "sweet spot" in the market: it's newer than the vast majority of Winnipeg homes, yet it has already undergone some key upgrades, potentially offering a comfortable middle ground between a project house and a custom build.
Frequently Asked Questions
1. How does this home compare in size to its neighbours?
This home is on the more compact side for Uppingham Place, with both living area and land area below the street's average. This can mean less exterior maintenance and a cozier interior footprint compared to neighbouring houses.
2. What does the "top 17% citywide" assessed value ranking mean?
This indicates the home's official assessed value is higher than 83% of all Winnipeg properties. It doesn't directly dictate market price, but it often reflects a combination of the home's modern age, condition, and the desirability of its broader area compared to the city's older housing stock.
3. Is the basement a legal suite?
The listing notes a renovated basement but does not specify it as a legal secondary suite. Buyers should verify its compliance and permitted use with the city if considering a rental income opportunity.
4. What are the property taxes?
With an assessed value of $51,700, property taxes can be estimated by applying the current City of Winnipeg mill rate. Your real estate agent or the city's tax calculator can provide an exact figure.
5. Why was the 2020 sale price significantly lower than the current assessed value?
The 2020 sale of $42,500 likely does not reflect the current market or the home's post-renovation state. Assessments and market values have also seen broad changes since that time. The assessed value is a more current benchmark for municipal valuation.