43 Mira Gate – Property Summary
Key Characteristics & Buyer Profile
This is a 1,327 sqft home built in 2021, sitting on a 2,344 sqft lot with an assessed value of $333,000. Its standout feature is the year of construction: the property ranks in the top 2% citywide for newness, far newer than Winnipeg’s average home (1966). On its own street, it ranks 6th out of 29 for modernity, which is notable in a relatively consistent neighbourhood.
The living area is competitive at the street level (top 3% on Mira Gate, where the average is 1,319 sqft), but drops significantly when compared to the broader West Kildonan Industrial area (bottom 78%) and sits around average citywide. Similarly, the land area is slightly above average for the street but well below the neighbourhood and city norms—expected for a newer infill property in this part of town.
The assessed value is below the street average ($346.3k) and well below the neighbourhood average ($442.9k), but roughly in line with the citywide median for comparable homes. This suggests the property is priced for its size and location rather than its age, leaving room for appreciation if the area develops.
Appeal: The main draw is a nearly new home with modern construction standards in an established area. The lot is compact, which may feel tight to those used to larger yards, but it also means less outdoor maintenance. The property suits a buyer who prioritizes a move-in-ready, efficient home with current mechanicals and finishes, rather than a large footprint or lot. It’s a practical choice for first-time buyers, downsizers, or investors looking for a low-upkeep asset with solid street-level rankings.
Frequently Asked Questions
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How does this home compare to others on Mira Gate?
It’s among the newest and largest homes on the street (top 21% for year built, top 3% for living area), but its assessed value is below the street average. This mismatch may reflect differences in finishes, layout, or recent sale prices.
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Why is the assessed value lower than the neighbourhood average?
The West Kildonan Industrial area has a much higher average assessed value ($442.9k), likely because it includes older, larger homes on bigger lots. This property’s smaller lot and compact footprint bring it in below that benchmark.
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Is the lot size a problem?
It depends on your needs. At 2,344 sqft, the lot is above average for the street but among the smallest in the wider neighbourhood (top 98% citywide for small lots). If you want a generous yard or garden space, this isn’t it. If you prefer minimal outdoor upkeep, it works well.
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How does the property rank for resale potential?
Its newness and street-level living area rank well, which are strong selling points. However, the small lot and below-average assessed value relative to the area could limit short-term appreciation. Over time, if the neighbourhood sees infill development, these newer homes may hold value better than older stock.
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What kind of buyer typically looks at this property?
Someone who values efficiency and modern construction over square footage or land. It’s likely a fit for professionals, couples, or small families who want a relatively new home without paying a premium for a large lot or a more expensive neighbourhood.