35 Mira Gate

35 Mira Gate – Property Summary

Key Characteristics & Buyer Profile

This is a 1,327 sqft home built in 2021, with a land area of 1,918 sqft and an assessed value of $327,000. Its strongest feature is the year of construction: it’s among the newest homes citywide (top 2% in Winnipeg), and it’s tied with the newest homes on its street and in the neighbourhood (average build year 2021). The living area is slightly above the street average and close to the citywide median, but notably smaller than the neighbourhood average of 1,591 sqft, which suggests the immediate area contains some larger, older homes. The assessed value is below both street and neighbourhood averages, but around the citywide median for comparable homes.

The appeal here is straightforward: you get a very new, move-in-ready house without paying a premium for extra space or a large lot. The land is modest—below average at every level—so it suits buyers who prioritize a modern, low-maintenance interior over a big yard. This would fit first-time buyers, downsizers, or anyone looking to avoid the renovation and upkeep costs typical of older Winnipeg homes. It’s less suited for buyers who want a large property or who are focused on resale value tied to lot size or neighbourhood prestige. The home’s value is in its condition and efficiency, not in land or location metrics.

Five Possible FAQs

1. How does the small lot size affect daily use or future resale?
At 1,918 sqft, the lot is tight. That means limited outdoor storage, a smaller lawn to maintain, and likely less privacy from neighbours. For resale, the small lot may narrow the buyer pool—some families or hobby gardeners won’t consider it—but the newer build can offset that by appealing to buyers who want less outdoor work.

2. Why is the assessed value below the street average when the house is newer?
The street average includes some larger or upgraded homes with higher valuations. Newness alone doesn’t guarantee a higher assessment; square footage, lot size, finishes, and recent sales of comparable properties all factor in. In this case, the modest living area and small lot likely cap the assessed value despite the modern construction.

3. Is “West Kildonan Industrial” a residential neighbourhood?
The name can be misleading. It’s a mixed-use area that includes industrial and commercial properties alongside residential pockets. This can mean variable traffic and noise levels depending on the specific street, but also potential convenience for local amenities. It’s worth checking the immediate surroundings in person.

4. What does “Top 2% citywide for year built” actually mean for me?
Practically, it means the house is much newer than the vast majority of Winnipeg homes—the citywide average build year is 1966. That translates to modern building codes, better insulation, newer mechanical systems (furnace, roof, windows), and less immediate deferred maintenance. You’re paying for low future repair risk rather than for historic character.

5. How does the living area rank against similar houses in the city?
The living area is near the citywide median for comparable homes (1,342 sqft city average vs 1,327 sqft here). It’s above the street average but well below the neighbourhood average, which is skewed by larger lots and older homes. In plain terms, it’s a typical city house size—not small, not large, but efficient for its footprint.