16 Arundel Road – Property Summary

Key Characteristics & Buyer Profile

This is a 1955-built home with 753 sqft of living space on a 4,993 sqft lot, located in the Windsor Park area of Winnipeg. What stands out most is the way its attributes diverge across different measures.

Where the appeal lies: The property’s strongest feature is its assessed value relative to others on the same street. It ranks 6th out of 51 homes on Arundel Road (top 12%), with an assessed total of $339,000—higher than the street average of $315,000. This suggests the home holds its value well in its immediate context, even though the assessment is close to the community and city averages. The build year (1955) is also notable: it ties for the oldest on the street, which can appeal to buyers who appreciate mid-century construction quality, mature neighbourhood character, or a blank slate for renovation.

What to keep in mind: The living space (753 sqft) and lot size (4,993 sqft) are both below average for the street, the community, and the city. On Arundel Road, this home ranks 39th out of 51 for interior square footage. That places it in the bottom quarter of the street—a meaningful gap for anyone who prioritizes room to spread out. The lot, while modest, is still close to the city-wide average, so outdoor space isn’t unusually tight by Winnipeg standards.

Best suited for: This property would likely appeal to buyers who are comfortable with a smaller footprint but want to be on a street where values are comparatively solid. It could work well for a first-time buyer, a downsizer, or someone looking for a renovation project in a stable, established neighbourhood. The combination of a lower living area and above-street-average assessment means the value is more in the land and location than in the square footage—something to weigh if you’re comparing against newer, larger homes nearby.

Frequently Asked Questions

1. How does the property compare to other homes on Arundel Road specifically?
On your street, this home is above average in assessed value (6th out of 51) and tied for oldest construction (1955). It’s below average in living space (39th out of 51) and lot size (45th out of 51). In short: it’s a smaller home on a smaller lot, but it carries a higher valuation than most neighbours.

2. Is the 753 sqft living area considered small for Windsor Park?
Yes. The average living area in Windsor Park is about 1,091 sqft, so this home is roughly 30% smaller than the community norm. It ranks in the bottom 1% of the neighbourhood for interior size, so it’s notably compact even by local standards.

3. What does the assessed value tell me about the home’s condition or market price?
Assessed value is based on municipal valuation, not a current market appraisal. A $339,000 assessment that’s above the street average but close to community and city medians suggests the home is valued consistently with its surroundings, despite its smaller size. This could reflect factors like lot desirability, updates, or location within the street. It’s a useful reference point but not a direct equivalent to market price, which can vary based on condition, timing, and buyer demand.

4. Is the property suitable for renovation or expansion?
The 4,993 sqft lot is smaller than the community average (6,030 sqft) but close to the city-wide norm. It offers some outdoor space, though expansion options (adding square footage) would depend on zoning, setback rules, and how the existing structure sits on the lot. The 1955 build means systems may be aging, but mid-century homes often have solid framing and good bones—worth a careful inspection if you’re considering major work.

5. How does the build year (1955) affect the home’s practicality?
A 1955 home could mean original wiring, plumbing, or insulation that may need updating. It also places the home in a mature neighbourhood with established trees, schools, and services. On the plus side, being the oldest house on the street (tied) often means the lot was chosen early, which can offer a more desirable position or orientation. Just be prepared for potential maintenance that comes with a home approaching 70 years old.