Property Overview

33 Tommy Douglas Drive is a well-situated home in Winnipeg's Meadows neighbourhood, built in 2010. Its appeal is rooted in a strong value proposition within a modern context, offering a balanced package for specific buyers.

Key Characteristics & Buyer Profile

This 1,549 sqft home presents a compelling mix of space, age, and value. While its living area is slightly below the immediate street average, it is significantly larger than typical homes in both the wider Meadows area and across Winnipeg, placing it in the top 12% and 7% respectively. Its most standout feature is its assessed value ($38,500), which ranks in the elite top 3% for the Meadows, indicating a very favourable valuation relative to area peers. The 2010 build date ensures a modern construction without the potential issues of much older homes.

The primary appeal lies in this advantageous positioning: you get a relatively new, spacious home with an assessment that suggests strong inherent value for the area. It suits pragmatic buyers who prioritize a modern build in a stable neighbourhood, and who appreciate metrics that indicate a sound investment relative to the broader market. It’s an ideal fit for growing families or professionals seeking space and contemporary amenities without venturing into premium-priced segments, offering more house for the dollar within the city context.

Frequently Asked Questions

1. Is the living area sufficient for a family?
At 1,549 sqft, the home is larger than approximately 93% of city-wide comparables. It provides ample space for a family, especially when considered against the Winnipeg average of 1,042 sqft.

2. What does the "Elite" assessed value ranking mean for property taxes?
A high assessed value ranking doesn't directly predict taxes, but it indicates this home is valued significantly higher than most in the Meadows. Taxes are based on the mill rate applied to this assessment, so while it suggests a premium property for the zone, prospective buyers should budget accordingly.

3. How does the 2010 build year impact maintenance?
Built 16 years ago, the home is past the brand-new stage but is still modern. Major components like the roof, HVAC, and appliances may be nearing mid-life, so a thorough inspection is advised, but it likely avoids the systemic issues of older, pre-1990s construction common city-wide.

4. The sold price history shows a jump between 2021 and 2024. What does this indicate?
The increase from the $300k-$350k range to $400k-$450k reflects strong market appreciation over that period. Its "Top 1%" sale ranking for the area in 2024 confirms it commanded a premium price relative to other Meadows homes sold at that time.

5. How does this home compare to others on Tommy Douglas Drive specifically?
On its own street, the home is average in age, slightly smaller in size than neighbours, but holds an above-average assessed value (Top 17%). This suggests it may offer a more updated or better-conditioned interior relative to some street peers, justifying its higher valuation.