31 Mira Gate – Property Summary
Key Characteristics and Buyer Profile
This home offers a clear trade-off between modern construction and compact footprint. Built in 2021, it ranks in the top 2% city-wide for newness—a genuinely standout feature in Winnipeg, where the average home was built in 1966. The living area of 1,327 square feet is almost exactly average for the city, and slightly above the street average, suggesting a well-proportioned floor plan relative to immediate neighbours.
Where the property differs from expectations is land area. The lot is 2,345 square feet, which is actually above average for Mira Gate (top 10% on the street), but significantly below the West Kildonan Industrial neighbourhood norm of 3,839 square feet. City-wide, it's in the bottom 2% for lot size. This means you get a very new house, but with minimal outdoor space compared to most Winnipeg homes.
The assessed value of $333,000 sits below the street average of $346,300 and well below the neighbourhood average of $442,900. That gap reflects the smaller lot size and possibly the home's position within the local market rather than any quality issue.
Who it suits: First-time buyers or downsizers who prioritize a move-in-ready, low-maintenance home over yard space. Also suited to buyers who want a modern build without paying a premium for a large lot. Less suited to families needing generous outdoor space or anyone comparing primarily on land-to-value ratios.
Frequently Asked Questions
1. How does this home compare to others on Mira Gate?
It ranks 6th out of 29 homes for newness (top 21%), 1st for living area (top 3%), and 3rd for land area (top 10%). However, its assessed value is 23rd out of 29, meaning you're getting more house and newer construction than most neighbours, but at a lower assessed price point.
2. Why is the assessed value below the street average if the home is newer?
Assessed value reflects market factors including lot size, location within the street, and comparable sales. While the home is newer than most on the street, the smaller lot size and lower neighbourhood-wide values in this part of West Kildonan Industrial likely pull the assessment down. It's not unusual for a newer home on a smaller lot to assess lower than older homes on larger lots.
3. Is a 2,345 sqft lot typical for Winnipeg?
No. It's well below the city-wide median of 6,570 sqft and in the bottom 2% city-wide. Most Winnipeg homes sit on significantly larger lots. However, it is above average for Mira Gate itself, where lot sizes tend to be compact. Buyers coming from elsewhere in the city should expect less outdoor space.
4. What maintenance concerns come with a 2021 build?
Very few in the short term. Major systems (roof, HVAC, windows, foundation) are all near-new. The main considerations are routine upkeep and possibly landscaping that hasn't fully matured. One less obvious point: newer builds in developments sometimes have evolving neighbourhood amenities and street infrastructure that can take years to settle.
5. How does this property compare to others in West Kildonan Industrial?
It's a strong outlier. The neighbourhood average home was built in 2021 (same year), but the average living area is 1,591 sqft (larger), and the average lot is 3,839 sqft (much larger). The average assessed value is $442,900. This home offers similar newness but in a smaller, more affordable package—essentially a compact version of what the neighbourhood typically offers.