45.4
Below average
Property score
45.4
Below average
Overall 45.4
Smaller and older than most nearby homes
691 sqft (bottom 1%)
Built in 1987 (10 yrs older than avg)
Located in a average-income area
Transit 74.0
3-min walk to transit with 2 nearby routes
Within 500m: 3 schools, and 3 parks nearby
Sold for $250,000 over asking
Winnipeg Real Estate Sales Summary & Market Analysis May 11–17, 2026
Living Area
Below average
53% smaller than neighborhood avg.
Year Built
Below average
10 yrs older than neighborhood avg.
Mother tongue
English · 63%French · 6%
Past 10 years Dakota Crossing sales snapshot (~80% of all data)
973
465k
$394/sqft
1997
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45.4 is composed by the two sections below.
Property Score
Community Score
Dakota Crossing
How to read: Share of sales in each ~$50k price band for “dakota crossing” (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: #46110485
16%
Single-person households
38%
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
83 Greenford Avenue — 6 amenities found within 500 m, across 2 categories, including 3 education (nearest 235 m), 3 parks (nearest 438 m).
Dakota Crossing · WPS public data · 2026
Annual incidents
9
2026
vs. city avg
-69%
relative to avg
Year-over-year
▼ -96%
vs. prior year
Primary type
Property
44%
Local garbage, recycling, and yard waste pickup schedule for 83 Greenford Avenue.
Garbage
friday
Recycling
friday
Yard Waste
friday b
83 Greenford Avenue: We are not showing a transaction history based solely on public data; that does not mean no sale ever occurred. You can still request details by email in the “Data notes” section below—we will look it up manually and reply with the most accurate information available.
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview
83 Greenford Avenue is a compact, 691 sqft bi-level home built in 1987, situated on a 4,404 sqft lot in Winnipeg's Dakota Crossing neighbourhood. Its key characteristic is its modest scale, reflected in a living area that is notably smaller than most homes on its street, in the area, and citywide. However, this is balanced by a recently renovated basement and an assessed value that is very manageable relative to the broader Winnipeg market. The home does not have a garage or pool.
Its primary appeal lies in its affordability and efficiency. It represents a clear entry point into homeownership with below-average property taxes. It would suit first-time buyers, downsizers looking to simplify, or investors seeking a straightforward rental property. A thoughtful perspective is that its smaller size and efficient layout could be a benefit for those seeking a lower environmental footprint and reduced utility costs. While not suited for a growing family, it offers a practical and financially accessible option for individuals or couples.
Frequently Asked Questions
1. Is this home unusually small?
Yes. At 691 sqft of living area, it is the smallest home on Greenford Avenue and significantly smaller than the average home in both Dakota Crossing and Winnipeg overall.
2. What does the "renovated basement" include?
The listing confirms the basement is renovated but does not specify the scope. This should be verified with the seller or listing agent to understand the finishes and whether it includes legal secondary suites or additional living space.
3. How can the assessed value be so much lower than the city average?
The $35,400 assessed value is typical for its immediate street and area, but is far below the citywide average of ~$390k because it reflects a much smaller, more modest property. This typically translates to significantly lower annual property taxes.
4. What are the implications of not having a garage?
Buyers should plan for street parking and consider the practicalities of Winnipeg winters. The 4,404 sqft lot may offer space to add a parking pad or shed, subject to city bylaws.
5. Is the 1987 build date a concern?
The home is of a relatively modern build compared to many in Winnipeg. While major components like the roof, windows, and furnace are likely within or beyond their typical lifespan, its age is not historically unusual. A thorough inspection is always recommended.
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