Property Overview

12 Pelham Road is a spacious, well-maintained two-storey home in Winnipeg's Dakota Crossing neighbourhood. Built in 1993, it features over 2,100 square feet of living space, an attached garage, and a renovated basement. The home sits on a roughly 5,700 sqft lot. Recent data shows it ranks highly for its size and value relative to its immediate street, the wider neighbourhood, and the city overall. It sold in August 2024 for $630,000.

Key Characteristics & Appeal

This home’s primary appeal lies in its above-average space and established, mature setting. With living area rankings in the top 8% citywide, it offers more room than most Winnipeg homes, a significant advantage for growing families or those wanting dedicated space for work or hobbies. The renovated basement adds functional, modern living area. Its 1993 build date means it’s newer than many city homes but old enough to be situated in a settled area with mature landscaping.

The property consistently ranks well against its peers. It’s not just a large home for the city; it’s the largest on its street (top 7%) and significantly larger than the average in Dakota Crossing. This suggests it’s a standout property in its immediate locale. The sale price exceeded its assessed value, indicating strong market appeal and potential updates or conditions not fully captured in the assessment.

It would suit buyers looking for move-in ready space without venturing into brand-new subdivisions. It’s ideal for a family seeking established community feel with a home that doesn’t feel cramped. The thoughtful perspective here is that it offers a “best of both worlds” scenario: a home newer than the city median, avoiding some older-home maintenance concerns, while still being in a neighbourhood with decades of growth and stability.

Frequently Asked Questions

1. How does the sale price relate to the assessed value?
The home sold for $630,000 in August 2024, which is $70,000 above its $560,000 assessed value. This is common and indicates the market valued the home’s condition, updates, or specific features higher than the municipal assessment for tax purposes.

2. Is the lot size typical?
At 5,714 sqft, the lot is above average for both Pelham Road and the Dakota Crossing area. Citywide, it’s closer to the average. It provides a good balance of yard space without excessive maintenance.

3. What does the "top percentage" ranking mean for living area?
Rankings like "Top 8% citywide" mean this home’s living area is larger than 92% of all comparable Winnipeg homes in the data set. It’s a standout for space, particularly on its own street where it ranks #1 out of 14 homes.

4. What is the neighbourhood like?
Dakota Crossing is a mature, established neighbourhood in Winnipeg. The home’s year of build (1993) is typical for the area, suggesting a consistent streetscape from that development period.

5. Are there any notable features not in the stats?
The listing confirms a renovated basement and an attached garage. The high sale-to-assessment ratio suggests there are likely other updates or qualities (like layout, finishes, or systems) that added significant value for buyers. A viewing would clarify these specifics.