| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Land Area 8,435 sqft | Top 37%13/35 Avg8,260 sqft Top 33%96/295 Avg9,272 sqft Top 10%19048/194458 Avg6,570 sqft 165 Old Mill Road: For Land Area. On Old Mill Road, around average — Top 37%, rank 13 of 35, and comparable homes in that group average about 8,260 sqft. in Birchwood, around average — Top 33%, rank 96 of 295, and comparable homes in that group average about 9,272 sqft. citywide, above average — Top 10%, rank 19048 of 194458, and comparable homes in that group average about 6,570 sqft. | ||
Year Built 1959 （67 years ago） | Top 40%14/35 Avg1960 Top 25%74/295 Avg1955 Top 60%116532/194458 Avg1966 165 Old Mill Road: For Year Built. On Old Mill Road, around average — Top 40%, rank 14 of 35, and comparable homes in that group average about 1960. in Birchwood, above average — Top 25%, rank 74 of 295, and comparable homes in that group average about 1955. citywide, around average — Top 60%, rank 116532 of 194458, and comparable homes in that group average about 1966. | ||
Living Area 1,408 sqft | Top 51%18/35 Avg1,546 sqft Top 45%133/295 Avg1,439 sqft Top 35%68307/194458 Avg1,342 sqft 165 Old Mill Road: For Living Area. On Old Mill Road, around average — Top 51%, rank 18 of 35, and comparable homes in that group average about 1,546 sqft. in Birchwood, around average — Top 45%, rank 133 of 295, and comparable homes in that group average about 1,439 sqft. citywide, around average — Top 35%, rank 68307 of 194458, and comparable homes in that group average about 1,342 sqft. | ||
Assessed Value 39.80k | Top 60%21/35 Avg43.50k Top 48%142/295 Avg42.20k Top 39%75508/194458 Avg390k 165 Old Mill Road: For Assessed Value. On Old Mill Road, around average — Top 60%, rank 21 of 35, and comparable homes in that group average about 43.50k. in Birchwood, around average — Top 48%, rank 142 of 295, and comparable homes in that group average about 42.20k. citywide, around average — Top 39%, rank 75508 of 194458, and comparable homes in that group average about 390k. | ||
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: colored length ≈ share of peers you outperform; vertical line ≈ median benchmark; white tick = your position. Badge tint: gold / blue / gray / dark gray for top ~1–5% / 5–30% / 30–70% / beyond.
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| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sale price 350k | Top 94%33/35 Avg Below average same street Top 94% | Top 69%203/295 Avg Around average neighbourhood Top 69% | Top 54%104540/194458 Avg Around average Winnipeg Top 54% |
Property Overview: 165 Old Mill Road, Winnipeg
Section 1: Key Characteristics & Appeal
This well-situated one-storey home in Birchwood offers a classic layout with modern updates, centered on a generous 8,435 sqft lot. Its key appeal lies in a balance of space, location, and value. The fully renovated basement adds significant functional living area to the 1,408 sqft main floor, creating flexible space for a growing family, a home office, or recreational use. The detached garage and large yard present classic Winnipeg practicality.
The home’s strongest suit is its land. The lot size ranks in the top third for both the street and the wider neighbourhood, offering a relative rarity of space for outdoor living, gardening, or future expansion. While the house itself is of average size for the area, the substantial lot provides a sense of privacy and potential not found in newer subdivisions.
This property would suit a buyer looking for a solid, grounded home in an established community. It’s ideal for a young family seeking indoor and outdoor space to grow, or for downsizers who want a manageable single-level layout without sacrificing yard size. The 2021 sale price suggests the home has been seen as a strong value proposition in the recent market. A thoughtful buyer will appreciate that the renovation work on the basement is already complete, providing move-in readiness while the large lot remains a long-term asset.
Section 2: Frequently Asked Questions
1. How does the lot size compare to typical properties in Winnipeg?
The lot is exceptionally large by city-wide standards, ranking in the top 10% in Winnipeg. This is a defining feature of the property.
2. What is the significance of the home’s age and the renovated basement?
Built in 1959, the home benefits from mature landscaping and established neighbourhood character. The renovated basement modernizes the property, adding crucial finished space and potentially addressing common concerns with older foundations, like insulation and moisture management.
3. Are the ranking statistics for "Street" and "Neighbourhood" a cause for concern?
Not necessarily. The rankings show the home is consistently in the middle to upper range for its immediate area on key metrics like lot size and living area. This indicates it’s a competitive property within the desirable Birchwood context, not an outlier.
4. The assessed value seems low compared to the last sale price. Why is that?
Municipal assessed value for tax purposes is not a direct indicator of market value. The significant difference between the assessed value ($39.8k) and the 2021 sale price ($350k) is normal and reflects market forces, renovations, and the fact that assessments often lag behind current real estate trends.
5. What can the nearby and similarly-assessed properties tell a buyer?
The list of nearby properties confirms a stable, consistent streetscape. The list of homes with similar assessed values is less useful for market comparison, as it includes properties in different neighbourhoods (like Varsity View), highlighting how assessment is a broad administrative tool rather than a precise measure of a specific home’s market worth.
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