226-545 Dale Boulevard – Property Summary
Key Characteristics & Ideal Buyer Profile
This is a 885-square-foot home built in 2021, located on Dale Boulevard in Winnipeg’s Westdale neighbourhood. Its standout feature is its age. Built just a few years ago, it ranks #1 on its street for newer construction, and sits in the top 3% city-wide. For buyers who want a low-maintenance property with modern building standards, this is the draw.
The assessed value is $267,000, which ranks above average for its neighbourhood (#59 out of 197) and slightly above average city-wide. The living area is slightly below the street average of 903 sqft, and below the neighbourhood average of 984 sqft—but not dramatically so. The property is not large, but it's not notably small for its context either.
The appeal here is quiet: a nearly new home without the premium of a brand-new development. You get contemporary construction, likely better insulation and mechanicals, and a floor plan that reflects current expectations, all in an established area. The property best suits first-time buyers who want something move-in ready with few surprises, or downsizers who prioritize efficiency and low upkeep over square footage. It is less suited to buyers seeking character, acreage, or a fixer-upper with expansion potential.
Frequently Asked Questions
1. How does this property’s value compare to similar homes nearby?
The assessed value of $267k is above the neighbourhood average of $246.5k, ranking in the top 30% of comparable homes in Westdale. Compared to the street, it’s slightly above average but not the highest. The valuation reflects its newer construction rather than exceptional size or location.
2. Is the living area considered small for the area?
It’s slightly below average—885 sqft vs. the street average of 903 sqft and the neighbourhood average of 984 sqft. It ranks in the top 36% on Dale Boulevard, meaning it is not the smallest, but a third of nearby homes are smaller. This is typical for a newer, compact design.
3. Why is the year built so significant in this listing?
The home was built in 2021, making it one of the newest on its street and in the neighbourhood. In Westdale, the average year built for comparable homes is 2008, and city-wide it’s 1990. A newer build usually means up-to-date electrical, plumbing, and energy efficiency, which can lower immediate repair costs.
4. How were the rankings and “tiers” determined?
The rankings compare this property to other similar homes within the same street, neighbourhood, and city. A higher rank (closer to #1) means it outperforms more peers. “Elite” or “Above Average” descriptors are based on where the property falls within the top percentage of those comparisons. The data uses assessed value, living area, and year built as metrics.
5. What does “assessed value” mean for a potential buyer?
Assessed value is the municipality’s estimate of the property’s market worth for tax purposes. It is not the same as an appraisal or sale price, but it gives a reference point. An above-average assessed value like this one suggests the home is priced comparably to newer, well-maintained properties in the area, which may reflect in property taxes.