11 Atlas Crescent – Property Summary
Section 1: Key Characteristics, Appeal, and Target Buyer
This is a 2021-built home on an 8,228 sqft lot, with 2,506 sqft of living space and an assessed value of $735,000. Across every metric, it ranks well above average—not just on its street, but within the broader West Kildonan Industrial area and across Winnipeg.
The appeal isn't just the size, though the living area puts it in the top 6% on Atlas Crescent and top 1% in the neighbourhood. The land is also a standout: the lot is significantly larger than the neighbourhood average of 3,839 sqft, which opens up possibilities for outdoor space, gardening, or future expansion in a way that tighter urban lots don't. The 2021 build year means modern construction standards, better energy efficiency, and fewer immediate maintenance concerns—a genuine advantage in a city where the average home was built in 1966.
What's less obvious is how the assessed value aligns with these figures. At $735,000, it's among the highest-valued homes on the street and in the area. That suggests a property that's not just large, but has been finished or positioned in a way the market recognizes. Buyers should note that a higher assessment can mean higher property taxes, but also reflects stronger long-term value retention.
This property would suit buyers who want a newer, spacious home without needing to compromise on lot size. It's a good fit for families who need indoor and outdoor room, or for someone moving up from a smaller starter home who prioritizes modern finishes and low maintenance over character or historic charm. It's less suited to first-time buyers on a tighter budget, or anyone looking for a compact, low-ownership-cost property.
Section 2: Frequently Asked Questions
1. How does the property compare to other homes on Atlas Crescent?
It ranks 7th out of 123 homes for living area (top 6%), 3rd for lot size (top 2%), and 2nd for assessed value (top 2%). It's among the newer homes on the street, built in 2021 compared to the street average of 2019.
2. Is the assessed value of $735,000 likely to translate into a similar sale price?
Assessed value is not the same as market value, and it can lag behind current conditions. That said, this home ranks in the top 3% city-wide for assessed value, which indicates it's in a premium tier. Buyers should still look at recent comparable sales in West Kildonan Industrial for a clearer picture.
3. Does the large lot have any practical downsides, like higher maintenance or snow clearing?
Yes. An 8,228 sqft lot means more yard work, more landscaping cost, and more surface area for snow removal in Winnipeg winters. The lot is also well above the city average of 6,570 sqft, so this is not a low-maintenance property—it's a trade-off for more outdoor space.
4. Is there potential for redevelopment or subdivision?
The lot is larger than both the street and neighbourhood averages, so in theory there may be options. However, this depends entirely on local zoning, setbacks, and any restrictive covenants. No assumptions should be made without checking municipal regulations. Buyers interested in that possibility should do their own due diligence.
5. Why is the build year rank lower in the neighbourhood (29%) than on the street (6%)?
The neighbourhood average build year is 2021, the same as this home. That pulls the neighbourhood rank down because many nearby homes are of similar age. On the street, the average is 2019, so this home stands out as newer. In short: the street is older on average, while the neighbourhood has more recent construction.