107 Mira Gate

107 Mira Gate – Property Summary

Key Characteristics & Buyer Profile

This 1,327 sqft home, built in 2021, sits on a 1,916 sqft lot in the West Kildonan Industrial area of Winnipeg. Its standout feature is the year built: the property ranks in the top 2% citywide for newness, meaning it’s considerably newer than most homes in Winnipeg (the citywide average year built is 1966). On its own street, Mira Gate, it’s the top-ranked property for living area (1st out of 29 homes), though the street itself is relatively uniform in size—the average is 1,319 sqft, so this isn’t a dramatic outlier.

Where the property falls short is land area. At 1,916 sqft, it ranks near the bottom of its street (26th out of 29) and well below the neighborhood and city averages. The assessed value of $347,000 is roughly average for the street but significantly below the neighborhood average of $442,900, which suggests the surrounding area includes larger or more valuable properties.

Where the appeal lies: This home offers a modern build in a street where most homes are the same age and similar size. For someone who wants a newer home without a premium price tag, this could be a practical choice. The low land area might not matter to buyers who prioritize indoor space and low maintenance over a large yard. It also avoids the older-home headaches (older wiring, foundations, layouts) that come with most Winnipeg properties.

Who it suits: First-time buyers or downsizers who want a turnkey, newer home in a quieter street. Also suited to buyers who are price-sensitive within the West Kildonan area but want something built to modern standards. Less suited to families wanting a large lot or anyone looking for a property with strong land value appreciation potential.

Five Frequently Asked Questions

1. Why is the assessed value lower than the neighborhood average when the home is newer?
The neighborhood (West Kildonan Industrial) includes a mix of properties, some on larger lots or with higher square footage. This home’s smaller lot size and relatively modest living area pull its assessed value below the neighborhood median. On its own street, the value is right in line with similar homes.

2. Is a 1,916 sqft lot unusually small for Winnipeg?
Yes, it is. Citywide, the median land area for comparable homes is 6,570 sqft. This lot is roughly one-third of that. More relevantly, it’s also smaller than the street average of 2,187 sqft. Expect limited backyard space and close neighbors.

3. How does the living area compare to other homes in the area?
On Mira Gate, this is the largest home (ranked 1 of 29). But the neighborhood average is 1,591 sqft, so this home is below that. It’s close to the citywide median of 1,342 sqft. In short: it’s big for its street, but modest for its neighborhood and city.

4. What does “top 2% citywide for year built” actually mean?
Only about 4,000 out of nearly 200,000 comparable homes in Winnipeg were built more recently than this one. Most homes in the city are from the 1960s or earlier. This property is effectively brand-new by local standards, which often means better insulation, modern electrical, and fewer immediate repair needs.

5. Why rank so low on land area but high on living area?
This home uses its small lot efficiently—it’s a compact footprint with two stories or a finished layout that maximizes indoor space. Many older homes on larger lots have smaller living areas spread out over more land. This one prioritizes indoor square footage over yard space.