Key Characteristics & Buyer Profile
This is a 2019-built, 1,327 sqft home on a 2,572 sqft lot, located on Phoenix Way in the West Kildonan Industrial area of Winnipeg. Its clear standout feature is the building date: it ranks in the top 1% of its street and top 4% city-wide for newness, built right around the 2019 average for the street while many city-wide comparables still date from the 1960s. The living space is slightly below the street and neighbourhood averages but essentially on par with the city average, and the lot is notably small for the area—ranking in the bottom quartile city-wide. The assessed value (and likely property tax) sits below the neighbourhood average, somewhat offsetting the premium often associated with a new build.
The appeal here is straightforward for a certain buyer: you get a modern house with contemporary finishes and systems in a market where most homes are much older. The trade-off is a compact yard and a footprint that doesn’t match the spaciousness of older nearby homes. This suits buyers who prioritize low-maintenance living and current construction standards over square footage and land, such as young professionals, couples downsizing from larger older homes, or those new to the area who want something turnkey without the cost of a custom build. It’s less suited to families wanting generous indoor or outdoor space, or anyone looking for a larger lot for future expansion or gardening.
Frequently Asked Questions
1. How does the small lot affect daily use and resale?
The lot is 2,572 sqft, which is well below both the street and city averages. This means limited yard space for children, pets, or entertaining. It reduces snow removal and maintenance time, which is a plus for busy owners, but may deter future buyers who prioritize outdoor space. In a neighbourhood where lots are typically larger, this home may take slightly longer to sell if market conditions favour land over structure.
2. Why is the assessed value lower than the community average despite being a newer home?
The neighbourhood average assessed value (around $443k) likely reflects older, larger homes on larger lots. While this home is newer and more efficient, its smaller size and lot bring the valuation down. This is a mixed blessing: lower taxes than many comparable new homes, but possibly a slower appreciation rate if the area trends toward larger properties.
3. Are there any drawbacks to being on a street that is mostly older homes?
Yes, and this is often overlooked. If the street has an older character (mature trees, varied architecture, established landscaping), a new infill like this can feel out of place. It may also face different maintenance standards from neighbouring properties. However, it also means less competition at resale within the immediate street—most buyers looking in this price range will be comparing to newer homes on different streets, not to the 1960s bungalow next door.
4. How does the living space compare to what’s typically available for the price?
At 1,327 sqft, this is below the neighbourhood average but essentially matches the city-wide average. For the assessed price (around $368k), you’re getting a modern layout that maximizes usable space, but not a sprawling floor plan. Buyers accustomed to older homes with large living and dining rooms may find it compact, while those used to newer construction will find it standard or slightly generous for its type.
5. What does “top 1% on the street” for building year actually mean in practical terms?
It means this is the newest home on Phoenix Way by a comfortable margin. The street average is 2019, so it’s possible a few others were built the same year, but none are newer. This gives you the lowest immediate maintenance risk and the most up-to-date building code features (insulation, windows, mechanicals) on the block. However, it also means your neighbours’ homes are generally older, so street-level issues like driveway standards, fencing, or roof replacement cycles may vary widely—worth noting if uniformity matters to you.