156 Phoenix Way — Property Summary
Key Characteristics & Buyer Profile
This is a 2019-built home with 1,327 square feet of living space on a 2,572-square-foot lot. Its standout feature is the year built: it ranks first on Phoenix Way (top 1% on the street) and sits in the top 4% citywide, where the average home was built in 1966. That newness, combined with a 2019 build quality, gives it an edge in modern finishes, energy efficiency, and lower upfront maintenance compared to older Winnipeg homes.
The assessed value is $393,000—above the street average of $376,600 and right around the city median. However, the lot is on the smaller side. It ranks in the bottom 20% on the street and bottom 6% citywide. Living area is also slightly below the street and neighbourhood averages, though it lands near the citywide median.
The appeal here is about trade-offs. A buyer gets a nearly new home in an established area without paying a premium for a large yard or extra square footage. It suits someone who prioritizes modern construction and low upkeep over space—first-time buyers, downsizers, or anyone who wants to avoid the renovation headaches common with older Winnipeg housing stock. It's less suited for those needing a big lot or expecting rapid appreciation from scarcity of land.
Frequently Asked Questions
1. How does the property's value compare to others nearby, and what drives it?
The assessed value of $393,000 is roughly 4% above the street average ($376,600) but noticeably below the neighbourhood average ($442,900). That gap exists because the neighbourhood (West Kildonan Industrial) includes older, larger homes on bigger lots. The value here is driven almost entirely by the home's newness—something most nearby properties lack.
2. Is the small lot a red flag or a reasonable compromise?
It depends on your expectations. The lot is 2,572 square feet, which ranks in the bottom 6% citywide. That's genuinely small for Winnipeg, where the average lot is over 6,500 square feet. But if you're not looking for a big garden, workshop space, or room for future additions, it's simply a lower-maintenance trade-off. The home itself is modern and built to current codes, so you're not sacrificing quality for land.
3. Why is the living area "below average" on the street but "average" citywide?
Numbers can be misleading without context. On Phoenix Way, the average living area is 1,430 square feet, so this home is a bit smaller than its immediate neighbours. Citywide, the median comparable home is 1,342 square feet, making this property right in line with what most Winnipeg homes offer. The "below average" ranking is a street-level comparison, not a sign of a cramped home.
4. Does the high assessed value relative to street average mean it's overpriced?
Not necessarily. The street average includes a mix of older homes with lower assessed values. This property is newer and likely commands a premium for that alone. The value is in line with citywide medians, so it's not an outlier—it's just that the immediate street has an unusually low average. Assessed value is also not market price; it's a baseline used for tax purposes.
5. What type of neighbourhood is West Kildonan Industrial?
Despite the name, this is a residential pocket within the larger West Kildonan area. It's primarily single-family homes, established streets, and typical suburban amenities. The "Industrial" designation refers to a historical zoning context, not current character. The neighbourhood skews older in housing stock—average build year is 2021, but that's pulled up by newer infills like this one. The area is stable, with mature trees and decent access to schools and shopping.