413-55 Windmill Way – Property Summary
1. Key Characteristics & Buyer Fit
This is a 782-square-foot home built in 2011, located in Winnipeg’s Westdale neighbourhood. Its standout feature is its age: it’s the newest home on its street and significantly newer than the citywide average (1990). The assessed value sits at $215,000, which is around the street average but below the neighbourhood and city medians. The living area is compact—below average at every level—making it one of the smaller homes on Windmill Way and in Westdale.
The appeal here is straightforward: you’re getting a newer build in an established area, at a price point that undercuts many nearby properties. It’s not a house that’s trying to impress with square footage or luxury finishes. Instead, it offers efficiency, modern construction, and lower entry cost. That combination tends to suit first-time buyers, downsizers, or investors looking for a rental unit with a newer roof, mechanicals, and insulation. For someone who values low maintenance and energy performance over space, this property makes more sense than an older, larger home in the same price range.
A less obvious angle: on a street where most homes were built around 2006 and average 993 square feet, this unit is both smaller and newer. That could mean lower utility costs and fewer repairs, but also less room to grow. It’s a trade-off that works best if your lifestyle doesn’t demand extra bedrooms or a home office.
2. Five Possible FAQs
1. How does the living area compare to similar homes nearby?
At 782 square feet, this property is below the street average (993 sqft) and below the citywide average for comparable homes (1,042 sqft). It ranks in the bottom 3% on its street and the bottom 21% citywide.
2. Is the assessed value of $215,000 reasonable for this area?
It’s around the street average ($238,200), but below the neighbourhood average ($246,500) and citywide average ($256,100). The ranking suggests it’s priced competitively relative to newer or larger homes nearby.
3. What’s the advantage of a 2011 build over older homes in Westdale?
The home is newer than about 73% of comparable homes citywide. That typically means modern building codes, better insulation, updated electrical and plumbing, and less deferred maintenance. On this street, it’s the newest house—built five years after the street average.
4. Who is this property best suited for?
Buyers who prioritize a newer structure, lower price, and manageable size over square footage. It could work well as a starter home, a low-upkeep retirement option, or a rental property where newer construction reduces vacancy risk and maintenance costs.
5. How does the property rank compared to others in Winnipeg overall?
Citywide, it ranks in the top 27% for year built (newer is better), top 56% for assessed value, and top 79% for living area (larger is better). So it’s strongest on age, average on value, and weaker on size.