427 Speers Road – Property Summary
Key Characteristics & Buyer Profile
This is a 1,232 sqft home built in 1964, sitting on a notably large 9,903 sqft lot in Winnipeg’s Windsor Park neighbourhood. The property's standout feature is its land. Within the neighbourhood, it ranks in the top 1% for land area; citywide, it lands in the top 6%. That kind of lot is uncommon for the area and gives the property flexibility—room for expansions, a large garden, or simply space that most comparable homes don’t offer.
The assessed value is $467,000, which ranks in the top 2% on the street and top 1% in the neighbourhood. This is significantly above the neighbourhood average of $354,200, suggesting the home already carries a premium. However, citywide it sits in the top 25%, so relative to the broader Winnipeg market it’s not an outlier.
The living area is above average for the neighbourhood (top 15%) but roughly average for the city as a whole. The home was built in 1964, which is newer than the neighbourhood average (1961) but slightly older than the citywide average (1966). It’s not a character home by age, but the construction era is stable and well-established.
Who it suits: Buyers who value land over square footage. This is less suited to someone looking for a turnkey, maximized interior and more appropriate for someone who sees potential in a large, private lot—whether for development, outdoor living, or just avoiding the tight lots common in newer subdivisions. It may also appeal to those who want a home in a mature, ranked neighbourhood (Windsor Park is top 15% for living area and top 1% for assessed value locally) but don’t need a downtown or suburban location.
Frequently Asked Questions
1. How does the assessed value compare to similar homes nearby?
The assessed value of $467,000 is well above the average for both the street ($365,100) and the neighbourhood ($354,200). It ranks in the top 2% on Speers Road and top 1% in Windsor Park. Citywide, it’s above average but not exceptional (top 25%).
2. Is the lot size really that unusual for the area?
Yes. At 9,903 sqft, it’s in the top 8% on the street and top 1% in the neighbourhood. The neighbourhood average lot is 6,030 sqft. Even compared to citywide averages (6,570 sqft), this lot is substantially larger.
3. What does “around average” mean for the living area at the city level?
The home is 1,232 sqft, while the citywide average for comparable homes is 1,342 sqft. It ranks in the top 47%, meaning it’s slightly below the city median but still within a normal range. It’s not a small home, but it’s not oversized by city standards.
4. How does the year built affect the home’s position in the market?
Built in 1964, it’s slightly newer than the neighbourhood average (1961) and older than the citywide average (1966). Homes from the 1960s are common in Winnipeg and generally have solid construction, though buyers should expect systems (plumbing, electrical, windows) that may have been updated or may need attention depending on the previous owner.
5. What is the “neighbourhood analysis” map and why would I use it?
The neighbourhood analysis map lets you view this property alongside nearby homes to compare lot size, living area, year built, and assessed value directly. It’s useful if you want to see how this home fits into the block—whether it’s an outlier on its street or part of a consistent pattern. It can also help identify whether the premium in assessed value is justified by the lot or the home itself.