Property Summary: 27 Mira Gate

Key Characteristics & Buyer Profile

This is a 2021-built home with 1,248 square feet of living space on a 2,345-square-foot lot, assessed at $333,000. What stands out immediately is the contrast between its street-level performance and its broader citywide positioning.

On Mira Gate itself, the home ranks in the bottom third for living area and assessed value—it’s one of the smaller, more affordable options on the block. But that’s partly because the street itself is made up of newer homes (all built in 2021), so the competition is uniform. The land tells a different story: it has one of the larger lots on the street (top 10%), which is unusual for a newer infill home.

Citywide, the numbers flip. The home is essentially average for living area (top 46%) and assessed value (top 60%), but it’s very new—ranked in the top 2% of all Winnipeg homes by year built. The lot, however, is small by city standards (bottom 2%).

The appeal here is twofold. First, the age of the build means modern construction, likely better insulation, mechanicals, and layout compared to the city’s median home from 1966. Second, the above-average lot size relative to its immediate neighbours gives it outdoor space that many new infills lack.

This property suits buyers who want a relatively new, move-in-ready home without paying a premium for a large house. It would work well for first-time buyers, small families, or investors looking for low-maintenance rental stock. The small lot and below-average living space may deter buyers seeking a yard or room to grow. The neighbourhood (West Kildonan Industrial) ranks in the bottom 5% for assessed value locally, so resale appreciation may depend more on broader city trends than street-level demand.

Five Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
On Mira Gate, it’s below average—$333,000 versus the street average of $346,300. In the broader neighbourhood, the gap is wider: the average home there is assessed at $442,900. Citywide, it’s about average for comparable properties. So the home is priced modestly for its immediate area but offers better value relative to the neighbourhood.

2. What does the “year built” ranking mean for this property?
The home is ranked in the top 2% citywide for newness, meaning it’s newer than roughly 98% of Winnipeg homes. This is its strongest statistical feature. Buyers can expect modern building codes, energy efficiency, and less deferred maintenance—but the trade-off is that it’s on a smaller lot in an older, lower-value neighbourhood.

3. Why is the lot size so small by city standards but large on the street?
The street (Mira Gate) consists entirely of 2021 builds, and its average lot is only 2,187 square feet. This home’s lot of 2,345 square feet is above that average. But across Winnipeg, the typical lot for a comparable home is 6,570 square feet. New infill developments often use compact lots, so this is common for a modern home in a denser area.

4. Is this a good property for resale or rental income?
That depends on your timeline and market segment. The home’s newness gives it a strong floor—it’s unlikely to need major repairs soon. But the neighbourhood ranks in the bottom 5% for assessed value locally, so short-term price growth will likely track city averages rather than outperform. For rental, the modest size and modern finishes could attract tenants looking for lower utility costs and less upkeep.

5. How does the living area compare to other homes in the area?
At 1,248 square feet, it’s about 5% smaller than the street average and 22% smaller than the neighbourhood average. Citywide, it’s right around the middle. This puts it in a sweet spot for buyers who don’t need a lot of square footage but want a newer build—since larger new homes in the area are rarer and pricier.