111 Mira Gate – Property Summary

Key Characteristics & Buyer Profile

This is a 2021-built home with 1,327 square feet of living space on a 1,916-square-foot lot. Its standout feature is the year built: ranked in the top 2% citywide in Winnipeg, it’s significantly newer than most homes in the area (city average is 1966). The living area is slightly above the street average and sits in the top 40% citywide—respectable but not exceptional.

Where this property really sets itself apart is within its own street. On Mira Gate, it’s ranked #1 out of 29 homes for living area (top 3%), meaning it’s one of the largest floor plans on the block. At the same time, the assessed value is around average for the street and well below the neighbourhood average of $442,900. That combination—a newer, spacious home on its street at a relatively modest valuation—gives it a certain value proposition that might not be obvious from the citywide numbers alone.

Where it falls short is land. The lot is small: ranked in the bottom 10% on its own street, and bottom 2% citywide. Anyone looking for yard space, gardening, or expansion potential will find this tight.

Who it suits: Buyers who prioritize a modern, low-maintenance home in a newer pocket of West Kildonan, with little interest in outdoor space. First-time buyers or downsizers who want something turnkey without paying a premium for land. Also suits someone who values being the top-ranked home on a street over being average in a larger neighbourhood.

Who it does not suit: Families needing a big yard, anyone looking for a fixer-upper with space to grow, or buyers who equate lot size with long-term value.

Five Possible FAQs

1. How does the property’s assessed value compare to its actual market value?
The city assessed value is $335,000. On its street, that’s slightly below the average of $346,300. In the broader neighbourhood, it’s well below average. Because the home is newer and ranked high for living area on the street, some buyers may find the assessment underrepresents its current condition and finishes. However, assessments lag behind market shifts, so it’s worth checking recent sales on Mira Gate before drawing conclusions.

2. Why is the lot size so small compared to other homes in Winnipeg?
This property is in a newer infill or subdivision development within West Kildonan Industrial, where lot sizes are generally smaller than the citywide norm. The neighbourhood average itself is 3,839 square feet (well under Winnipeg’s 6,570 average), so this lot is consistent with the immediate area. It’s not an anomaly—it’s just a different development pattern than older parts of the city.

3. Does the “top 2% citywide” ranking for year built actually matter for resale?
It can, depending on the buyer pool. A 2021 build means modern construction standards, better energy efficiency, and fewer immediate repair needs. In a city where the average home was built in 1966, that’s a real differentiator. For resale, it may attract buyers who are wary of older homes’ maintenance costs. The downside is that newer homes often haven’t established a long-term depreciation or appreciation track record, so you’re betting on the neighbourhood’s overall direction.

4. How does this home compare to others in West Kildonan Industrial?
In the broader neighbourhood, this home ranks below average for both living area (top 78%) and assessed value (top 94%). That sounds worse than it is: the neighbourhood includes a mix of older, larger homes and newer infill. The property’s living area is actually close to the citywide average—it’s just that the neighbourhood skews larger. So you’re getting a home that is typical for Winnipeg but small by local standards. Worth knowing if you plan to compare it to neighbours.

5. What does “ranked #1 on its street” for living area actually mean in practical terms?
It means this is the largest home on Mira Gate by floor area. If you value having more interior space than your immediate neighbours—and the privacy or flexibility that can bring—that’s a real advantage. It also suggests the street has a mix of house sizes, so you’re not in a cookie-cutter development. On the flip side, being the biggest house on a street of smaller homes can sometimes make resale trickier if future buyers prefer to match the street’s median scale.