188 Atlas Crescent – Property Summary

Key Characteristics & Buyer Profile

This is a 2019-built home with 1,600 sqft of living space on a 5,019 sqft lot in West Kildonan Industrial, Winnipeg. The property’s main draw is its recent construction year—it ranks in the top 4% citywide for age, meaning it’s far newer than most comparable homes (citywide average build year is 1966). The living area is slightly above average for the city, though roughly in line with its immediate street and neighbourhood. The lot size is a genuine standout at the neighbourhood level, ranking in the top 14% locally, but it’s closer to average on the street itself and citywide.

The assessed value sits at $453k, which is below average for Atlas Crescent (where the average is $509.6k) but above average for both the neighbourhood and the city. This suggests the property may offer better relative value within its own street context, while still being priced above broader area norms.

This home would suit buyers who prioritize a newer build with modern construction standards and minimal immediate renovation needs, particularly in a city where older homes dominate the market. It may also appeal to those who want a larger-than-average lot within the neighbourhood without paying a premium for a sprawling citywide lot. It’s less suited for buyers seeking a bargain at the street level or those who need maximum square footage for the price.

Five Possible FAQs

1. How does this home’s assessed value compare to similar properties nearby?
The assessed value of $453k is below the street average of $509.6k, meaning it’s one of the more affordable homes on Atlas Crescent. In the wider neighbourhood, it’s slightly above average ($442.9k), and citywide it’s well above average ($390.1k). The gap between street and city rankings is worth noting—you’re paying more than most city homes but getting less than most on your street.

2. Is the lot size considered large for this area?
At the neighbourhood level, yes—this lot ranks in the top 14% of West Kildonan Industrial, where the average lot is 3,839 sqft. On the street itself, the lot is around average (5,254 sqft average), and citywide it’s actually slightly below typical lot sizes. So it’s a big lot locally, but not unusually large when compared to the whole city.

3. Why does the build year matter so much for this property?
The home was built in 2019, which places it in the top 4% citywide for newer construction. The average Winnipeg home in this comparison group was built in 1966. That 50+ year gap means this property likely has modern insulation, wiring, plumbing, and building code compliance, which can reduce immediate maintenance costs and insurance premiums.

4. How does this home rank overall compared to others in Winnipeg?
The home’s rankings vary notably by category. It’s strongest in build year (top 4% citywide) and neighbourhood lot size (top 14%). Living area is decent but not exceptional (top 25% citywide). Assessed value is above average but not elite (top 28% citywide). The street-level rankings are weaker—particularly for value, where it sits in the bottom 20% of Atlas Crescent.

5. Should I be concerned that the assessed value is below the street average?
Not necessarily. It could mean the home is priced more reasonably than others on the same street, which may offer better long-term value or room for appreciation. However, it’s worth investigating whether the lower assessment reflects differences in finishes, size, condition, or layout compared to neighbouring homes. The fact that the living area is also slightly below the street average (1,600 vs. 1,800 sqft) helps explain part of the gap.