Property Summary: 212-545 Dale Boulevard, Winnipeg
Note: This is a 616 sqft unit built in 2018.
Section 1: Key Characteristics, Appeal, and Ideal Buyer
This property is a compact, newer build in the Westdale neighborhood of Winnipeg. Its standout feature is its age: built in 2018, it ranks in the top 8% of all comparable homes city-wide and the top 29% within the neighborhood. This means you're getting a relatively modern structure, which often translates to better energy efficiency, newer mechanicals, and less immediate maintenance compared to the city average (1990).
However, the trade-off is size. At 616 sqft, it is significantly smaller than the average home on its street (903 sqft) and in the neighborhood (984 sqft). This is reflected in its assessed value of $186k, which is well below the street average ($258.9k) and ranks near the bottom of its immediate area. City-wide, the assessment is more middling, around the 67th percentile.
Where the appeal lies: The appeal is not in raw space or street-level prestige. It's in the combination of a new build with a low entry price. For a buyer who prioritizes a modern, low-maintenance home over square footage, this represents a chance to get a newer property without the premium typically attached to newer construction. It’s a practical, efficient space rather than a spacious one.
Ideal buyer: This property would suit a first-time buyer looking to get on the property ladder with something that won't require immediate renovations, or possibly an investor targeting a tenant who values a modern finish over room size. It could also work for a downsizer moving from a larger home who wants a simpler, newer living situation without the cost and space of a full-sized house or condo. Someone willing to trade square feet for a newer roof, furnace, and windows.
Section 2: Five Possible FAQs
1. Is this a condo or an apartment?
The address (212-545 Dale Boulevard) and the smaller square footage suggest this is likely a condominium unit within a multi-unit building or a townhouse complex. A single-family home built in 2018 at this size and assessed value would be highly unusual. You should confirm the title type with a realtor or the listing agent.
2. The assessed value is low for a 2018 build. Should I be concerned?
It's not necessarily a red flag. The low assessment is primarily driven by the small living area compared to other homes on the same street and in the neighborhood. The city assesses based on comparable sales, and a 616 sqft unit will naturally appraise lower than the larger homes around it. However, it’s worth checking if the low value reflects a less desirable location within the building (e.g., ground floor, north-facing) or specific building issues.
3. How do the taxes compare to similarly priced homes?
An assessment of $186k would typically result in relatively low property taxes. The key point is that you're paying taxes on a much lower value than the average home in Westdale. This can be a significant ongoing cost advantage, especially for a first-time buyer. You can look up the exact mill rate for Winnipeg to get a precise figure.
4. What is the condo fee (if applicable), and what does it cover?
This is the most critical missing piece of information. Since this is likely a condo, the monthly fee will significantly affect your total housing cost. Find out what it includes (e.g., water, insurance, maintenance reserves, snow removal). A low assessment doesn't guarantee a low condo fee, and a recent 2018 building may have lower reserves but higher initial fees compared to an older building.
5. Why is the street-level rank so low for living area if the building is new?
The street (Dale Boulevard) likely contains a mix of older, larger single-family homes and newer infill projects. A 616 sqft unit is simply dwarfed by the average 903 sqft home on that street. The ranking isn't saying the property is bad; it's simply comparing apples to much larger oranges. The rank is a size comparison, not a quality one.