11 Arundel Road

1. Key Characteristics & What to Expect

This is a 898 sqft home built in 1955 on a 4,997 sqft lot in the Windsor Park area of Winnipeg. Its standout feature is how it sits on its street: it has the largest floor plan on Arundel Road, ranking 3rd out of 51 homes (top 6%), and shares the same construction year as the top house on the block. However, the property is smaller than average for its broader neighbourhood and the city as a whole—both in living area and land size. The assessed value is $325,000, which is in line with others on the same street but below the Winnipeg median.

The appeal lies in achieving above-average space within a specific street, likely in a price range that reflects more modest neighbourhood-wide figures. This makes it a good fit for buyers who prioritize street-level value over city-wide comparisons, or those who want a solid, older home with no sacrifice on livable square footage within a walkable block. It would suit a first-time buyer, a downsizer who values a manageable property, or someone comfortable with a 1950s home that may need updates but sits on a stable, older street. The land size is unremarkable for the area, so buyers hoping for a large yard or expansion potential should look elsewhere.

2. Frequently Asked Questions

Is the 1955 build a concern?
It depends on your tolerance for older systems. The home was built when quality framing and materials were common, but you should expect—and budget for—older plumbing, electrical, windows, and likely the roof. It could be a solid foundation for a renovation, or a low-maintenance purchase if major systems have already been updated.

How does the property compare to others nearby?
On Arundel Road, it's spacious and typical for its era. In the wider Windsor Park neighbourhood, it's smaller than most homes (bottom 9%), so don't expect a house that matches the local norm. It’s a neighbourhood outlier in size, but not in value.

What does the $325,000 assessment mean for taxes?
That's the city's assessed value used to calculate property taxes. It's close to the street average and lower than the Windsor Park median, so taxes should be modest relative to neighbouring homes. It does not set the asking price—just the tax base.

Who is this house not a good fit for?
Buyers wanting a large lot, a newer build, or a home that aligns with typical Winnipeg sizes will be disappointed. It's also likely not ideal for anyone seeking basement suite potential or significant expansion given the lot is below neighbourhood average.

What's the neighbourhood like for daily life?
Windsor Park is an established residential area with mature trees, basic amenities, and good access to major routes. It's not a trendy or rapidly developing area, which means less noise and change, but also fewer new shops or restaurants within walking distance. A practical, quiet choice.