Here is a clean, standalone summary of the property at 396 North Point Boulevard, presented in two main sections.
Property Overview: 396 North Point Boulevard
Key Characteristics & Appeal
This is a recently built home (2023) that stands out for its age rather than its size. It ranks in the top 1% citywide for year built, meaning it is significantly newer than the vast majority of homes in Winnipeg. The living area is 1,358 square feet, which sits right around the city average for comparable homes but is slightly smaller than the typical home in the West Kildonan Industrial neighbourhood. The assessed value of $347,000 is below both the street and neighbourhood averages, reflecting the modest lot size and interior square footage rather than any deficiency in quality.
The property’s main appeal lies in its modern construction within an established area. Buyers get a brand-new build without paying a premium for a large lot or a sprawling floor plan. The lot is 2,130 square feet, which is small by citywide standards (ranking in the bottom 1%), so this property is best suited for someone who prioritizes low-maintenance outdoor space and a contemporary interior over yard size or a higher resale-value neighbourhood. It would particularly suit first-time buyers, downsizers, or investors looking for a turnkey asset in a location with older housing stock.
Frequently Asked Questions
1. How does the assessed value compare to the actual market price?
The assessed value of $347,000 is below the street average ($375,400) and well below the neighbourhood average ($442,900). While assessment is not the same as market price, this suggests the property is priced to reflect its smaller lot and living area rather than its newness. Buyers should compare this directly to recent sale prices of newer homes in the area.
2. Is the small lot a disadvantage?
It depends on your priorities. The lot is among the smallest in the city, ranking in the bottom 1%. This means very little yard maintenance and potentially lower utility costs, but it also limits future expansion or resale appeal to buyers who want outdoor space. If you value a garage, a patio, and minimal upkeep, this is a strength.
3. Why is the neighbourhood ranking for living area below average?
The neighbourhood (West Kildonan Industrial) has an average living area of 1,591 square feet, so this home is roughly 200 square feet smaller than the typical house nearby. This is not unusual for a newer infill build, which often prioritizes efficient floor plans over square footage. The citywide ranking is actually average, so the size is standard for Winnipeg overall.
4. What does “top 1% for year built” actually mean in practical terms?
It means this home is newer than 99% of all comparable properties in the city. In practice, you get modern building codes, better insulation, contemporary electrical and plumbing, and likely lower immediate maintenance costs. The trade-off is that you pay for that newness, while older homes on larger lots in the same area may offer more space for a similar price.
5. Who is this property not ideal for?
It is less suitable for families who want a large backyard for children or pets, for anyone seeking a high-end renovation project, or for buyers who prioritize a large lot as a long-term investment. It is also not ideal for someone who wants a home in a neighbourhood with above-average resale values, as the assessed value ranks in the bottom 13% locally.