Key Characteristics & Buyer Profile

This is a compact, single-family home built in 1971, with a living area of 832 square feet and a land area of 1,760 square feet. Its assessed value is $211,000. The property ranks in the bottom tier for size and value across Winnipeg, but it stands out for its age: it’s newer than 88% of homes on its street and in the top half citywide. This means the structure is likely more modern than many nearby options, even if the footprint is small.

The main appeal is affordability. The assessed value is well below the citywide average of $390,100 and the street average of $246,500, making it one of the more accessible entry points in its area. The small lot and modest square footage also mean lower maintenance and utility costs. It would suit a first-time buyer with a tight budget, someone downsizing from a larger home who wants a newer build without excess space, or an investor looking for a lower-cost rental property in the Parc La Salle neighborhood. The trade-off is clear: you get less square footage and land than most neighbors, but you pay significantly less for it. Buyers who prioritize a newer roof, windows, or mechanicals over square footage may find this a smart compromise.

Five Possible FAQs

1. Why is the assessed value so much lower than nearby homes?
The primary factors are the smaller living area and lot size. Most homes on Villeneuve Boulevard have around 970 square feet of living area and larger lots. This property’s 832 square feet and 1,760-square-foot lot pull its assessed value down. The 1971 construction year is actually a slight advantage over older homes, but it doesn’t offset the size deficit.

2. Does the “bottom 1%” ranking for land area mean the lot is unusable?
No. It means the lot is among the smallest in Winnipeg, but that doesn’t make it impractical. Many homes on small lots have fully functional yards, patios, or gardens. You just won’t have room for a large lawn, a big garden shed, or multiple vehicles off-street. It’s worth visiting in person to see if the layout works for your needs.

3. Is the living area “below average” a dealbreaker?
Only if you need space for a growing family or frequent entertaining. For a single person, a couple, or someone with minimal furniture, 832 square feet can feel comfortable. The floor plan—often a bungalow or split-level from that era—tends to use space efficiently, with fewer wasted hallways. Look at the layout before deciding.

4. How does the year built affect insurance or maintenance?
A 1971 home is not new, but it’s newer than many in the area. You’ll avoid some issues common in pre-1960s houses, like knob-and-tube wiring or lead pipes. However, it’s old enough that major systems (furnace, water heater, roof) may have been replaced once or are nearing replacement age. Check those items during a viewing. Insurance rates are generally standard for this age.

5. What is the neighborhood like for resale value?
The home is in the lowest tier for both living area and assessed value in Parc La Salle. Resale will likely appeal to the same buyer profile—people who prioritize affordability over space. If the street or area sees new developments or rising demand, the value could increase, but the small footprint will always cap its upside compared to larger nearby homes. It’s a stable holding, not a high-growth asset.