Here is a summary of the property at 417 Speers Road, organized into two main sections.
Property Profile & Buyer Fit
This is a 1970-built home in the Windsor Park neighbourhood of Winnipeg. Its standout feature is the land: the lot is 7,952 sqft, which places it in the top 5% of properties in the area and top 11% citywide. This is a generous, usable yard by any standard, and it contrasts with a living area (1,367 sqft) that, while above average for the street, is slightly below the citywide average for comparable homes. The assessed value of $385,000 is above the neighbourhood average but sits around the middle of the pack citywide, suggesting the price is more tied to the land than the structure itself.
The appeal here is practical and understated. This is not a flashy, newly renovated home; its value is rooted in spatial potential. For a buyer, the trade-off is clear: you get a very large lot in a well-ranked neighbourhood (Windsor Park is top 8% for living area and top 5% for lot size), but the house itself is from 1970 and the interior square footage is modest for Winnipeg. The property would suit buyers who prioritize outdoor space, a solid neighbourhood, and the flexibility to renovate or expand over time. It is less suited for someone looking for a move-in-ready home with a large open-concept interior, and more for someone who sees value in the land and is comfortable with an older house that may require updates.
Frequently Asked Questions
1. How does the lot size compare to other homes in the area?
This is the property's strongest feature. The 7,952 sqft lot is in the top 5% of all properties in the Windsor Park neighbourhood and top 11% citywide. It is significantly larger than the neighbourhood average of 6,030 sqft and the city average of 6,570 sqft.
2. Is the assessed value of $385k in line with the market?
The assessed value sits above the Windsor Park average ($354.2k) but slightly below the citywide average for comparable homes ($390.1k). On its own street, it ranks 35th out of 104, which is around average. This suggests the assessment reflects the premium of the large lot balanced against a living area that is modest for the city.
3. Was the home built in a desirable era?
The 1970 build date is older than many homes in Winnipeg, but it ranks very well within its immediate context. On Speers Road, it is in the top 10% for newer construction (the street average being 1960). In Windsor Park, it is in the top 5%, meaning most surrounding homes are even older. For Winnipeg, 1970 is a solid, well-established construction era.
4. Who is this house not a good fit for?
It is not ideal for buyers who want a large, open living space right away, or for those who prefer a newer home with little to no maintenance. The interior square footage is below the citywide average, and a 1970 home may need updates to systems or finishes. It is also not a good fit for someone who does not value or want to maintain a large yard.
5. What does “top 5% in the neighbourhood” for lot size actually mean?
It means that out of 3,307 similar homes in Windsor Park, this property has a larger lot than roughly 3,132 of them. It places the home among the most land-rich properties in the area. This ranking is more telling than the street ranking (top 41%), because the neighbourhood comparison uses a much larger and more representative sample.