13 Arundel Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1955-built home with 898 sq. ft. of living space on a 4,997 sq. ft. lot, located in Winnipeg’s Windsor Park neighbourhood. Its standout feature is its street-level status: it ranks #1 out of 51 homes on Arundel Road for year built—meaning it’s the oldest on the block. That’s a draw for buyers who appreciate a street with character, established landscaping, and potentially fewer recent teardowns or cookie-cutter infills. The assessed value sits at $314k, which is right around the street average ($314.7k) but notably below the neighbourhood average ($354.2k) and citywide average ($390.1k). That gap suggests potential value, especially for someone willing to update or who doesn’t need a larger footprint. The living area and lot size are both below neighbourhood and city averages, so this isn’t a space for those seeking generous square footage or a big yard. It would suit a first-time buyer, a downsizer, or an investor looking for a solid lower-entry point in a well-established street. The broader Windsor Park area ranks below average on most metrics here, so the appeal is more about the specific street and the relative affordability than the neighbourhood’s prestige.
Five Possible FAQs
1. Is the living space too small for a family?
At 898 sq. ft., it’s below both the neighbourhood average (1,091 sq. ft.) and citywide average (1,342 sq. ft.) for comparable homes. It could work for a small family or a couple, but if you need multiple dedicated bedrooms or a separate dining room, you’ll likely find it tight without renovations.
2. Why is the assessed value lower than the neighbourhood average?
The $314k assessment is about $40k below the Windsor Park average. This is partly due to the smaller living area and lot size, and partly because the home is older (1955) than much of the neighbourhood (average build year 1961). It doesn’t necessarily mean the home is in poor condition, but it reflects lower comparative market value in this context.
3. How does the lot size compare to typical properties in the area?
The lot is 4,997 sq. ft., which is below the neighbourhood average of 6,030 sq. ft. It ranks near the middle of the street (29 out of 51) but lower in the neighbourhood. It’s manageable—not a postage stamp—but don’t expect a sprawling backyard or room for a large addition without careful planning.
4. What does “oldest on the street” actually mean for maintenance?
Being built in 1955, the home is likely to have original features (plaster walls, cast iron pipes, possible knob-and-tube wiring) that may need updating. Being the oldest on Arundel Road means you’re the pioneer in that sense—but it also means surrounding homes are newer and may have set a higher bar for upkeep. A thorough inspection is wise.
5. Is this property a good investment?
The assessment and rankings suggest it’s priced below many comparables, so there’s potential for upside if you improve it. The street performs well relative to the neighbourhood, but the Windsor Park area overall is below average for value and size. It’s less of a flip-and-profit play and more of a steady entry point—especially if you plan to stay a while and add value gradually.