Key Characteristics & Buyer Profile
88 Atlas Crescent is a 1,545 sqft home built in 2020 on a 4,722 sqft lot. The property sits in the West Kildonan Industrial neighbourhood of Winnipeg. Its strongest attribute is age—the home ranks in the top 3% citywide for newer construction, far exceeding Winnipeg’s average build year of 1966. The living space is modest by street standards (23% smaller than the Atlas Crescent average of 1,800 sqft) but slightly above the citywide norm. The assessed value of $501,000 is moderately above both the neighbourhood and city averages, reflecting both the home's relative newness and its position in a street where values cluster close to that figure.
The appeal here is practical rather than flashy. You’re getting a nearly new home without the premium of a brand-new subdivision, and the land is generous relative to the immediate area (top 23% in the community). The street is mixed in both size and value, so the home doesn’t stand out as either the cheapest or priciest on the block—this can be a stabilizing factor for resale.
This property suits buyers who:
- Prioritize a newer build with modern systems and fewer immediate maintenance concerns
- Want a land size that feels spacious for the neighbourhood without paying for excess yard
- Are comfortable with a home that’s slightly undersized compared to nearby houses, but above average for the city overall
- Prefer a street where valuations are consistent, not volatile
Frequently Asked Questions
1. How does the property tax compare to similar homes nearby?
The assessed value of $501,000 is close to the street average of $510,000. You’re paying slightly less than your immediate neighbours, but more than the neighbourhood average of $443,000. The home is in the top 20% citywide for assessed value, so taxes will be above typical Winnipeg levels.
2. Is the land big enough for additions or a garage?
At 4,722 sqft, the lot is above average for the West Kildonan Industrial area (where the norm is 3,839 sqft), but below the Atlas Crescent average of 5,254 sqft. There’s reasonable space for a detached garage or a modest addition, but it’s not oversized. Check local zoning before planning major work.
3. Why is the living space listed as “below average” on the street but “above average” citywide?
Atlas Crescent has larger-than-normal homes (average 1,800 sqft), so 1,545 sqft is on the smaller side for that street. Citywide, the average home is 1,342 sqft, so this property is comfortably larger than most Winnipeg homes. The discrepancy simply reflects the street’s character—it's a pocket of bigger houses.
4. How does a 2020 build compare to other homes in the area?
The neighbourhood average build year is 2021, so this home is essentially current. Citywide, most homes date from the 1960s. Being built in 2020 means newer electrical, plumbing, insulation, and likely better energy performance than the vast majority of Winnipeg housing stock.
5. What does “top 3% citywide for build year” actually mean in practical terms?
Of nearly 195,000 residential properties in Winnipeg, only about 5,500 are newer than this one. For a buyer, this means lower odds of major structural or system issues for at least 15–20 years, and the home’s design and materials reflect modern building codes rather than older standards. It also means the home is unlikely to feel dated if you sell in the next decade.