14 Nipigon Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1964-built home with 1,040 sq ft of living space on a 6,515 sq ft lot, located on Nipigon Road in Winnipeg’s Windsor Park neighbourhood. Its assessed value is $405,000.
Where the appeal lies: The standout feature here is the lot. At 6,515 sq ft, it’s above average not just on this street (ranked 4th out of 19) and in Windsor Park (top 21%), but also citywide (top 22%). That’s meaningful in a mature neighbourhood where larger lots are increasingly hard to find. The assessed value also ranks well locally—7th percentile in Windsor Park—which suggests the property holds its value relative to nearby homes. The build year ties for the newest on the street, which is unusual for a 1960s home and points to either consistent upkeep or a more recent addition.
What’s less obvious: The living space is slightly below the street average (1,040 vs 1,241 sq ft), and only in the 55th percentile citywide. So the home itself is modest in size, even if the land isn’t. For buyers, that means you’re paying more for the lot and location than for square footage. This property likely appeals to someone who values outdoor space, garden potential, or future expansion options, rather than someone looking for a large move-in-ready interior.
Who it suits: Buyers who want a solid, well-located home on a generous lot in a stable neighbourhood. It’s a good fit for those open to renovation or redevelopment down the line, or for families who prioritize yard space over a bigger house right now. It also suits investors or homeowners looking for lot value appreciation in a desirable part of Winnipeg.
Five Possible FAQs
1. How does the living space compare to other homes in Windsor Park?
It’s very close to the neighbourhood average (1,040 sq ft vs 1,091 sq ft), placing it in the 55th percentile. So it’s typical for the area, not unusually small or large.
2. Is the assessed value a good sign for resale?
Yes, in context. The $405,000 assessment is above the street average ($376,000) and well above the Windsor Park average ($354,000). It ranks in the top 7% of the neighbourhood, which suggests the property is seen as holding value well relative to its peers.
3. What does “top 5% for build year” actually mean here?
On Nipigon Road specifically, this home shares the newest build year (1964) with all other homes on the street—none are newer, and some are older. So the ranking reflects that it ties for the top spot. Across Windsor Park, it’s in the 15th percentile, meaning many nearby homes are older, but plenty are newer too.
4. Is there room to expand the house?
The lot is above average in size, which generally allows more flexibility for additions or extensions, assuming zoning and permits allow. However, this depends on current setback rules and any heritage or neighbourhood restrictions—worth checking with the city before making plans.
5. How does this property compare to others in Winnipeg overall?
It’s average to slightly above across most measures. The lot stands out most (top 22% citywide), while the living space is near the middle (top 68%). The assessed value is close to the city average, and the build year is slightly older than the city median. It’s a solid, unflashy property that performs well within its own neighbourhood.