Property score
49.5
Below average
Overall 49.5 · Smaller and older than most nearby homes
888 sqft (bottom 11%) · Built in 1929 (22 yrs older than avg)
Located in a above-average income area with median household income of ~79k
Transit 74.0 · 3-min walk to transit with 2 nearby routes · Within 500m: 2 parks nearby
Living Area
Below average
35% smaller than neighborhood avg.
Year Built
Below average
22 yrs older than neighborhood avg.
Mother tongue
English · 80%Tagalog · 3%
Past 10 years Kildonan Drive sales snapshot (~80% of all data)
457
417.5k
$391/sqft
1951
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49.5 is composed by the two sections below.
Property Score
Community Score
Kildonan Drive
How to read: Share of sales in each ~$50k price band for “kildonan drive” (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: #46110897
$79K
Median household income
$94K
Average household income
7%
Low income (LIM-AT)
0.2
Income inequality (Gini)
3.1
P90 / P10 ratio
35%
Single-person households
23%
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
448 Henderson Highway — 2 amenities found within 500 m, across 1 categories, including 2 parks (nearest 326 m).
Kildonan Drive · WPS public data · 2026
Annual incidents
4
2026
vs. city avg
-86%
relative to avg
Year-over-year
▼ -98%
vs. prior year
Primary type
Property
50%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 18% | Bottom 3% | Bottom 14% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 448 Henderson Highway
Key Characteristics & Buyer Profile
This is a compact, one-storey home built in 1929, featuring a renovated basement and a detached garage. With 888 square feet of living space, it is notably smaller than most homes in both the immediate area and citywide, positioning it as a more manageable and potentially affordable option. The lot size of 4,701 sqft is modest for the Henderson Highway corridor but is close to the Winnipeg average. A key financial point is its assessed value, which is significantly below average for the Kildonan Drive area, suggesting a lower property tax burden relative to nearby homes.
Its appeal lies in its simplicity and practicality. It suits first-time buyers or downsizers seeking a lower-maintenance footprint without a full condominium lifestyle. The renovated basement adds functional living space, and the detached garage provides storage or workshop potential. A thoughtful perspective is that its "below-average" metrics in the neighborhood could represent an entry point into a well-established area, offering the location's benefits without the premium of a larger, modernized home. It’s a property for those who value location and essentials over size and who see potential in a character home that isn't the biggest on the block.
Frequently Asked Questions
1. How does the home's smaller size impact its value?
While the living area is below average for the area, this often correlates with a more accessible price point and lower utility costs. It represents a trade-off: less interior space for a potentially more affordable entry into the neighborhood.
2. The assessed value seems low compared to the city average. Is this a concern?
Not necessarily. Assessment is for municipal taxation, not market value. A lower assessment than area homes can be an advantage, resulting in a relatively lower property tax bill, which is a recurring cost savings.
3. What should I know about a home built in 1929?
Expect character but also prioritize a thorough inspection. While the basement has been renovated, the core structure, wiring, and plumbing are nearly a century old. Understanding the scope and quality of updates, especially to foundational and mechanical systems, is crucial.
4. The lot is smaller than others on Henderson Highway. Is that a major drawback?
It depends on your priorities. The lot is still a good size for a garden or patio but offers less yard maintenance than larger parcels on the street. For many, this is a practical benefit rather than a drawback.
5. Where can I find the exact historical sale prices?
The exact sold prices are not published publicly. As noted on the listing, you can request the precise sale history by emailing the provided service; they manually provide the data without using your email for marketing.
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