211 Phoenix Way – Property Summary

Key Characteristics & Ideal Buyer Profile

This is a newly built home (2019) on Phoenix Way in Winnipeg’s West Kildonan Industrial area. With 1,400 square feet of living space on a 2,738-square-foot lot, it sits close to the street and neighbourhood averages for size and land – nothing standout, but solidly middle-of-the-pack. The assessed value of $367,000 is slightly below the street and neighbourhood averages, which may reflect the modest lot size or other factors rather than condition or finishes.

Where this property really stands out is age. It ranks in the top 1% on its street and top 4% citywide for newness. That means a newer roof, mechanicals, windows, and likely fewer immediate maintenance surprises than the typical Winnipeg home (average citywide build year is 1966). The trade-off is the lot: at 2,738 sqft, it's smaller than most homes in the neighbourhood and well below the citywide average of 6,570 sqft. Buyers who value a lower-maintenance yard and modern construction over a large property will see the appeal.

This home would suit buyers who want a relatively new, move-in-ready house without paying a premium for a big lot or prime location. It's a practical choice for first-time buyers, downsizers, or anyone looking to avoid the renovation cycles typical of older homes. The assessment suggests it may be priced below some neighbours, which could appeal to value-conscious purchasers, but the small land area and average living space mean it won't suit someone looking for expansion room or a large outdoor area.

Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
The assessed value of $367,000 is below the street average of $376,600 and well below the neighbourhood average of $442,900. That gap is likely because the lot is smaller than many neighbouring properties. At the citywide level, it's close to the median for comparable homes.

2. Is a 2,738-square-foot lot typical for this area?
It's exactly typical for the street, where the average is 3,048 sqft, but smaller than the neighbourhood average of 3,839 sqft and significantly below the citywide average of 6,570 sqft. Many homes in West Kildonan Industrial sit on larger parcels. If you want a more compact, easier-to-manage yard, this is a good fit – but don't expect the garden or play space of an older Winnipeg property.

3. What does "top 1% on the street" for year built actually mean in practical terms?
The home was built in 2019, making it the newest on Phoenix Way. This means it should have modern insulation, electrical, plumbing, and building code compliance. You're unlikely to face knob-and-tube wiring, lead pipes, or asbestos. The trade-off is that you're paying a premium for newness versus the character and potential land value of older homes.

4. Why is the living area rank (top 58% on the street) only around average?
At 1,400 sqft, this home is slightly below the street average of 1,430 sqft and the neighbourhood average of 1,591 sqft. It's not a small house, but it's not oversized either. The rating reflects that many homes in the area offer more square footage. For a two- or three-bedroom home, this is a comfortable size for a couple or small family, but it won't have the space for large entertaining or multi-generational living.

5. How reliable are the rankings and "top X%" percentages?
They compare the property against "comparable homes" within each scope – street, neighbourhood, and citywide. The rankings are based on a single metric (e.g., assessed value or living area) and don't account for condition, upgrades, or location nuances. They're useful for a quick benchmark but not a substitute for an in-person inspection or a detailed market analysis.