Property Overview: 39 Culloden Road, Niakwa Place, Winnipeg

Section 1: Key Characteristics & Appeal

This home at 39 Culloden Road presents a solid, mid-century bungalow built in 1979. With 1,120 sqft of living space, it sits comfortably within the average range for its immediate street and neighborhood, offering a practical layout for everyday living. The assessed value of $313,000 is notably above average for Culloden Road itself, suggesting a well-maintained or updated property relative to its closest peers. However, this value is below the average for the wider Niakwa Place area, indicating a potentially more accessible entry point into this desirable neighborhood.

The appeal here is one of balance and context. The lot size of 3,380 sqft is generous for the street but smaller than many in the area, which translates to less yard maintenance—a perk for some buyers. Its age places it as one of the newer homes on the block, which may mean fewer immediate concerns with major aging components compared to older stock. This property would best suit first-time buyers, downsizers, or practical investors seeking a foothold in a well-established neighborhood without the premium for a larger lot or maximized square footage. It’s for those who value location and a sensible footprint over expansive size.

Section 2: Frequently Asked Questions

1. How does the assessed value compare to recent sale prices?
The home sold between $300,000-$350,000 in August 2023, which aligns closely with its current $313,000 assessment. This suggests the assessed value is grounded in recent market activity.

2. Is the living space smaller than typical for the area?
At 1,120 sqft, it is moderately smaller than the Niakwa Place area average (~1,490 sqft). However, it is very much in line with the average for Culloden Road itself (~1,139 sqft), indicating the street consists of similarly scaled homes.

3. What does the lot size mean for potential expansion or outdoor space?
The 3,380 sqft lot is above average for the street but below the neighborhood average. It provides a decent private yard but may present limitations for large additions or extensive landscaping compared to larger lots in Niakwa Place.

4. The home is 47 years old. What should I consider?
While it’s one of the newer homes on its street, a 1979 build will still require due diligence on major systems like roof, windows, plumbing, and electrical. Its newer age relative to neighbors can be an advantage, but a thorough inspection is essential.

5. Why is the assessed value higher than the street average but lower than the area average?
This highlights the micro-markets within neighborhoods. The home likely offers better condition or features than many on Culloden Road, justifying its above-street value. The lower-than-area value reflects that Niakwa Place also includes larger, more valuable homes on bigger lots, making this a comparatively more affordable option within the community.