Property score
82.3
Excellent
Overall 82.3 · Larger but older than most nearby homes
3,572 sqft (top 29%) · Built in 1910 (20 yrs older than avg)
Located in a high-income area with median household income of ~106k
Transit 80.0 · 4-min walk to transit with 3 nearby routes · Within 500m: 14 dining spots, 5 schools, 5 healthcare facilitys, and 3 shops nearby
Living Area
Above average
21% larger than neighborhood avg.
Year Built
Below average
20 yrs older than neighborhood avg.
Mother tongue
English · 83%French · 3%
Past 10 years Armstrong Point sales snapshot (~80% of all data)
37
565k
$123/sqft
1930
Buying a home is more than a transaction. Our Winnipeg real estate agents provide market insights, pricing analysis, and neighbourhood expertise to help you decide with confidence.
Usually replies in a few minutes
Free · No credit card required
82.3 is composed by the two sections below.
Property Score
Community Score
Armstrong Point
How to read: Share of sales in each ~$50k price band for “armstrong point” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46110657
$106K
Median household income
$145K
Average household income
8%
Low income (LIM-AT)
0.3
Income inequality (Gini)
5.0
P90 / P10 ratio
27%
Single-person households
24%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
21 Middle Gate — 38 amenities found within 500 m, across 7 categories, including 14 dining (nearest 246 m), 5 education (nearest 192 m), 5 healthcare (nearest 241 m).
Armstrong Point · WPS public data · 2025
Annual incidents
65
2025
vs. city avg
+120%
relative to avg
Year-over-year
▲ +67%
vs. prior year
Primary type
Property
91%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 8% | Bottom 8% | Top 26% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 1% | Bottom 3% | Top 32% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview & Key Characteristics
21 Middle Gate is a substantial, century-old home in Winnipeg's Armstrong Point neighbourhood. Its primary appeal lies in its generous scale and historic character, offering over 3,500 sq ft of living space on a large, 9,200 sq ft lot. The home is a classic "Two & a Half Storey" with a detached garage and an unrenovated basement, presenting a canvas for customization.
The property suits two distinct types of buyers. First, it's ideal for a hands-on buyer or developer who sees value in the underlying assets—the lot size ranks highly for the area, and the home's footprint is larger than 99% of Winnipeg properties—and is prepared to undertake a significant restoration or modernization project. Second, it could appeal to a pragmatic buyer seeking substantial square footage at a price point notably below newer constructions, who is comfortable with a home that requires updates over time.
A less obvious perspective is the financial narrative shown in its recent sales. It sold for $43.5k in late 2024, which is close to its assessed value, suggesting a stable, non-speculative market entry point for the neighbourhood. Its lot size and living area rank significantly higher than its price point ranks, indicating you are paying more for land and structure than for a finished condition.
Frequently Asked Questions
1. What does "Assessed Value" mean in this context?
The assessed value of $41.60k is for municipal tax purposes. It is not an indicator of market value, as clearly shown by the home's recent sale price of $43.5k. In Winnipeg, assessed values for older homes can be significantly disconnected from their actual market price.
2. The basement is noted as "not renovated." What should I expect?
This typically indicates an original or utility-space condition with concrete floors, older finishes, and mechanical systems. It offers potential for future development (like a rec room or suite) but will require significant investment to bring to modern living standards.
3. How does the lot size compare to the area?
At 9,217 sq ft, the lot is in the top 35% for its street and top 48% for Armstrong Point. It is a very large parcel for the neighbourhood, offering considerable outdoor space and potential, which is a key asset of this property.
4. The home sold recently in 2023 and 2024. What does that indicate?
The quick resale may suggest the property is being flipped or that the previous owner's plans changed. It underscores the importance of a thorough inspection to understand what, if any, work was done in that short period and the current state of major systems.
5. Who is the typical buyer for a home like this?
Given the scale, age, and condition, the likely buyer is value-driven and project-oriented. They are often someone looking to secure a character home in a established neighbourhood for the long term, with the resources and vision to renovate it progressively to suit their needs.
