316 Dowling Avenue E

Property Overview

This 800 sqft, one-storey home at 316 Dowling Avenue E presents a practical and affordable entry point into Winnipeg’s Kildare-Redonda neighbourhood. Built in 1972, it is notably newer than many homes on its street and in the immediate area. The home features a renovated basement, adding valuable finished space. Key metrics show it sits below the citywide averages for both living and land area (3,056 sqft lot), positioning it as a more compact, manageable property. Its assessed value is modest relative to the broader city, but is around average for Dowling Avenue itself. The home last sold in early 2019.

Section 1: Key Characteristics & Appeal

The primary appeal of this property lies in its simplicity and efficiency. It’s a no-frills home that offers the essentials of homeownership—a renovated basement for extra living space, a newer build date than its neighbours, and a smaller lot that translates to less maintenance. This isn’t a sprawling family estate; it’s a pragmatic choice.

Its charm is found in its modesty and potential. The below-average size and value metrics are not drawbacks for the right buyer, but rather indicators of an accessible price point and lower ongoing upkeep. It would suit a first-time homebuyer, an investor looking for a straightforward rental property, or a downsizer seeking a manageable space without the burden of a large yard or excessive square footage. A thoughtful perspective is that its "below average" size for the city is precisely what makes it a climate-conscious and utility-efficient option, with lower heating costs and a smaller physical footprint.

Section 2: Frequently Asked Questions

1. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the finishes or layout. A viewing or follow-up with the listing agent is necessary to determine if it’s a legal suite, a recreational room, or additional bedrooms.

2. Is the home smaller than most in Winnipeg?
Yes. With 800 sqft of living area, it ranks in the top 91% citywide, meaning about 90% of Winnipeg homes are larger. The lot size is also smaller than the city average. This contributes to its affordability.

3. How does its 1972 build date compare?
It’s actually newer than most homes on its street and in the Kildare-Redonda area, ranking in the top 16% and 8% respectively. This can be an advantage, potentially meaning fewer immediate major repairs compared to older peers.

4. There’s no garage. Is street parking readily available?
The listing notes no garage. Prospective buyers should visit the street at different times to assess typical parking availability and review any city parking regulations for the area.

5. Why is the assessed value so much lower than the citywide average?
The citywide average assessed value shown ($390k) includes all property types and sizes. This home’s assessment ($26.70k) is in line with smaller, more modest homes on its own street and is not directly comparable to the city’s overall average, which is skewed higher by larger, newer, or more premium properties.