Property Summary: 816 sqft Home on Woodydell Avenue, Winnipeg

Key Characteristics & Buyer Profile

This is a compact, single-family home built in 1972 on a standard-sized lot of roughly 5,763 sqft. With 816 sqft of living space, it falls well below the average for its street, neighbourhood (Vista), and the city of Winnipeg — sitting in the bottom 10% citywide. The assessed value of $347,000 is roughly average for the area, meaning the price-per-square-foot is relatively high compared to larger nearby homes. The land itself is average-sized, placing it near the middle of the pack locally.

Where its appeal lies: The main draw here is affordability through reduced square footage, not a bargain on a per-foot basis. Buyers get a smaller home that’s priced in line with the neighbourhood median, which can work well if you’re willing to trade space for location or don’t need extra rooms. The 1972 build date means it’s past the initial depreciation phase of newer homes but not old enough to be considered a heritage property — expect typical mid-century construction with solid bones, but likely original or outdated finishes.

Who it suits: First-time buyers looking to get into the Vista area without stretching for a full-sized house. Downsizers who want a manageable, single-level (or near-single-level) layout. Investors seeking a rental property with lower acquisition cost in a stable Winnipeg neighbourhood. Less obvious: it could appeal to someone who prefers a smaller footprint for lower utility costs and maintenance, even if the per-square-foot price seems less efficient — sometimes a lower total purchase price matters more than unit economics.

Five Possible FAQs

1. Is the small living area a red flag?
Not necessarily. The rankings show the home is small relative to its neighbours, but that doesn’t indicate a problem with the house itself. It likely means the floor plan is compact, with fewer or smaller rooms. If you need space for a growing family or frequent guests, it might feel tight. For singles, couples, or minimalists, it could be perfectly functional.

2. How do the property taxes compare?
Based on the assessed value of $347,000 — which is around average for the area — your property taxes would likely be in line with other homes in Vista. Because the assessment is based on market value, not square footage, you won’t get a tax break just because the house is small. Check the city’s mill rate for a specific figure.

3. What’s the neighbourhood like?
Vista is an established Winnipeg neighbourhood with a mix of older and newer homes. The rankings show this house is in the bottom 6% for living area within Vista, so it’s one of the smaller homes in the area. Street-level data places it in the bottom 10% on Woodydell Avenue. Expect mature trees, quiet streets, and proximity to schools and amenities typical of a mid-century subdivision.

4. Should I be concerned about the 1972 construction?
Homes from the early 1970s generally have solid framing and good layouts, but systems (electrical, plumbing, HVAC) may be original or nearing the end of their service life. It’s wise to get a home inspection focused on the age of the roof, furnace, and windows. The year-built ranking is “around average” for the street and area, so you’re not buying an outlier — most neighbours are similar vintage.

5. Why is the assessed value “average” when the house is so small?
Assessed value reflects the market value of the property as a whole, including the land. The land here is average-sized for the area, and location matters heavily in Winnipeg’s real estate market. A smaller house on a typical lot in a desirable neighbourhood can still carry an average price tag because the land and location drive value more than the square footage of the building.