Property Overview: 38 Portside Drive, Normand Park

Key Characteristics & Appeal

This 1,579 sqft home, built in 2009, presents a compelling mix of value and context. Its primary appeal lies in its modern age relative to much of Winnipeg's housing stock, offering a newer build with likely fewer immediate maintenance concerns compared to the city's average home from the 1960s. The assessed value of $533k positions it as a premium property city-wide (ranking in the top 15%), yet it appears as a relative value within its own desirable neighbourhood and streetscape, where average values are significantly higher.

The home suits two main types of buyers. First, value-conscious buyers seeking entry into an established neighbourhood like Normand Park, who are willing to accept a home with below-average square footage for the area to secure a newer construction and a potentially lower price point. Second, it appeals to practical buyers who prioritize modern systems and efficient layout over sheer size, viewing the above-average city-wide living space as sufficient, especially when coupled with a nearly 5,600 sqft lot that provides ample outdoor space.

A less obvious perspective is the home's potential as a strategic purchase. Its "below average" metrics on its own street and in the neighbourhood for size and value might indicate an opportunity for the right buyer—someone looking for a solid, modern home in a well-regarded area without paying the premium for the largest properties on the block.

Frequently Asked Questions

1. Is this home a good value for the neighbourhood?
The data suggests it could be. While its living area is below the neighbourhood average, its assessed value is near the neighbourhood median. This indicates you may be paying primarily for the location and the newer year of construction rather than for square footage, which can represent efficiency and value in a sought-after area.

2. What does the sold price range from 2023 tell us?
The previous sale in the $550k-$600k range, which ranked in the top 11% city-wide at the time, confirms the property's premium positioning in the broader market. It also provides a recent benchmark for price appreciation relative to its current assessed value.

3. How does the lot size impact the property?
At 5,595 sqft, the lot is slightly below average for Normand Park but around average city-wide. This means outdoor space is still substantial for city living, but it may not be the largest yard in the immediate area. It balances maintainability with room for gardening or recreation.

4. Who might this home not suit?
Buyers seeking the largest home on the block for entertaining or a growing family might find the living area restrictive compared to neighbouring properties. It may also not suit those looking for a fixer-upper or vintage character, given its modern 2009 construction.

5. How can I get the exact historical sold prices?
The site does not display exact sold figures publicly due to data source rules. You can request the full transaction history and exact sold prices by emailing the provided address; they will perform a manual lookup and send the information directly to you.