6 Aquila Road – Property Summary

Key Characteristics & Buyer Fit

This is a brand-new home (built 2024) in Winnipeg’s West Kildonan Industrial area, offering 1,518 square feet of living space on a 2,685-square-foot lot. Its assessed value is $399,000.

The home’s strongest feature is its age. It ranks in the top 1% citywide for year built, meaning it’s newer than nearly all other homes in Winnipeg. The living area is above average for the city (top 29%) but roughly average for its own street and neighborhood. The assessed value is around average at every level—slightly below the neighborhood average of $442,900, but slightly above the citywide average of $390,100. The land area is below average, especially compared to citywide norms, where the typical lot is more than double the size.

The appeal here is straightforward: you get a very new, move-in-ready home without a premium price. It’s a practical choice for buyers who prioritize modern construction, low immediate maintenance, and energy efficiency over a large yard or a highly appreciating neighborhood. It would suit first-time homebuyers, young families, or anyone downsizing from an older, larger property who wants a simpler, newer space. The trade-off is a smaller lot and a location that, while average in value, doesn’t currently show signs of rapid price growth. For someone who values “turnkey” and doesn’t need a big garden or immediate upside potential, this is a solid, no-nonsense option.

Frequently Asked Questions

1. Why is the assessed value only around average when the home is brand new?
New construction doesn’t automatically mean a high assessed value. Assessments are based on recent comparable sales, not just age. In this case, the neighborhood average value is higher ($442,900) than this home’s assessment ($399,000), which suggests the market in that area hasn’t pushed prices up dramatically for newer builds yet. It’s not a red flag—it could reflect a modest location or that the builder priced competitively.

2. Is a 2,685 sqft lot too small?
It depends on what you want. It’s on the smaller side compared to typical Winnipeg lots (citywide average is 6,570 sqft). If you’re used to a spacious yard, it will feel tight. But if you’re coming from a condo, townhouse, or an older bungalow with a maintenance-heavy lot, this size is manageable and actually common in newer infill developments.

3. How does this compare to other new builds in the area?
There aren’t many comparables. The street has only 2 homes, both built in 2024, so it’s a very new pocket. In the broader neighborhood, this home ranks in the top 1% for year built, meaning nearly all other homes are older. You’re not competing with many other new builds nearby, which is a plus for peace and quiet, but also means the area may lack some established amenities like mature trees or a walkable commercial strip.

4. Does “around average” for assessed value mean it’s a fair price?
Not necessarily. Assessed value is a snapshot for tax purposes, not a market price. “Around average” means the city’s assessor sees it as typical for its area, which is a neutral signal. Buyers should still compare it to active listings—the assessment suggests it’s not overpriced relative to tax records, but market conditions can shift faster than assessments do.

5. Is the neighborhood “West Kildonan Industrial” actually industrial?
The name is a bit misleading. It’s a mixed area with residential pockets, some industrial zoning, and commercial strips. It’s not a dense industrial zone with heavy traffic. Check the specific street—Aquila Road appears to be a quiet, low-traffic lane given that it only has two homes. That’s a plus for privacy, but buyers should verify what’s nearby (e.g., factories, rail lines) and how it feels in person.