3-509 Academy Road, Winnipeg

Key Characteristics & Suitability

This is a newly built home (2023) in Winnipeg’s Wellington Crescent area, offering 1,363 square feet of living space. Its strongest asset is its age: it ranks #1 on its street and #1 in the neighbourhood for newer construction, placing it in the top 1% citywide. The assessed value of $422,000 sits around the average for Academy Road and Wellington Crescent, but significantly above the citywide median of $256,100—reflecting the desirability of the area rather than an oversized home. The living area is slightly below the street and neighbourhood averages but well above the citywide norm.

The appeal here is practical. Buyers get a brand-new build in an established, high-demand neighbourhood without paying a premium for maximum square footage. It suits someone who prioritizes modern construction (efficiency, lower maintenance, current building codes) over historic character or sprawling space. This could be a downsizer from a larger older home, a professional couple, or a family looking for a newer footprint in a top-tier school catchment. It’s less suited for buyers seeking a fixer-upper or a home with original details, and may feel compact compared to neighbouring properties.

Frequently Asked Questions

1. How does this home’s size compare to others nearby?
At 1,363 sqft, it’s slightly smaller than the street average (1,675 sqft) and neighbourhood average (1,781 sqft). However, it’s significantly larger than the typical citywide comparable home (1,042 sqft). The home isn’t oversized for the area—it sits comfortably within the range, not at the extremes.

2. Why is the assessed value lower than the street average if it’s a new build?
The assessed value of $422,000 is roughly in line with the street average of $484,300. The gap likely reflects that newer construction doesn’t always mean higher assessment—assessors consider recent sales, lot size, finish quality, and square footage. Since this home has less living area than many neighbours, the value aligns with that reality, not just the new build status.

3. What does “Top 1% citywide for year built” actually mean practically?
It means 99% of comparable homes in Winnipeg were built before 2023. In practical terms, you’re getting a home with modern insulation, windows, mechanicals, and likely lower immediate repair costs. It also means the home has no track record of settling or issues—both a pro and a possible unknown.

4. How might the living area affect resale value later?
The slightly smaller footprint could limit the buyer pool slightly, as families with more space needs might look elsewhere on the street. But new construction in a prime location often compensates, and the home’s low-maintenance appeal may attract the next buyer just as it does today. It’s less liquid than a home at the neighbourhood average size, but not a liability.

5. Why should I look at the neighbourhood analysis map?
The rankings give you numbers, but the map shows how this property sits relative to its immediate neighbours—lot size, street presence, and whether the newer build is tucked between older homes or part of a cluster. It can reveal whether the property feels like an outlier or a natural fit on the block, which isn’t captured by averages and percentiles alone.