80 Libra Street, Winnipeg

Property Overview

This is a 1,386-square-foot home built in 2021, sitting on a 2,556-square-foot lot in the West Kildonan Industrial neighbourhood of Winnipeg. Its assessed value is $359,000.

Key Characteristics: The house is very new. It ranks in the top 2% citywide for year built, which is unusual for Winnipeg—most comparable homes in the city date to 1966. The living area is right around average for both the street and the city, but significantly smaller than the neighbourhood average (1,591 sqft). The lot is on the smaller side, ranking in the bottom 13% on its street and bottom 6% citywide. The assessed value reflects this: it's below the street, neighbourhood, and city averages, even though the house itself is brand new.

Where the Appeal Lies: The main selling point is the age. You're getting a modern build with no major deferred maintenance typically found in older homes. This makes it a straightforward, low-worry option. The trade-off is a compact lot and a price tag that, while below average for the area, is still $359,000 for a relatively small piece of property. It's a bet on newness over space.

Who It Would Suit: This property is a strong fit for buyers who value predictability and efficiency. First-time homeowners who want to avoid immediate repairs, or downsizers who want a modern, manageable footprint without a large yard to maintain, would find it practical. It’s less suited for someone who wants a large garden, room to expand, or a home that stands out in square footage from the neighbours. The neighbourhood context matters: West Kildonan Industrial isn't a classic residential enclave, so buyers should be comfortable with its mixed-use character.

Frequently Asked Questions

1. Why is the assessed value below average for the neighbourhood, despite the house being brand new?
The assessed value is based on comparable sales, and in this case, the home's smaller lot size (2,556 sqft vs. the neighbourhood average of 3,839 sqft) and its slightly below-average living area relative to the broader area likely pull the value down. In this neighbourhood, larger older homes on bigger lots command higher assessments. The newness of the build doesn’t fully offset the smaller physical footprint.

2. What does it mean that the lot is in the bottom 6% citywide?
It means the lot is significantly smaller than most properties in Winnipeg. The citywide average lot size for comparable homes is 6,570 sqft. This lot is less than half that. If you're used to a typical Winnipeg yard with space for a large garden, a shed, or a playset, this will feel compact. It's essentially a postage-stamp city lot, more common in newer suburban infill than in established neighbourhoods.

3. How does the living area compare to the neighbourhood?
The house is 1,386 sqft. The neighbourhood average for comparable homes is 1,591 sqft. So, it's about 13% smaller than what's typical in West Kildonan Industrial. On its own street (Libra Street), it's almost exactly average (1,386 vs. 1,412). The gap appears because Libra Street has a mix of sizes, while the broader neighbourhood includes larger family homes.

4. Is the assessed value a good deal or overpriced for what you get?
At $359,000, it's below the neighbourhood average ($442,900) and citywide average ($390,100). But value depends on what you're buying. You're paying a premium for the 2021 build—you're not paying for a large lot or extra square footage. For a buyer who wants new construction without the hassle, it's priced competitively. But compared to an older, larger home on a full-sized lot in the same area, it's more expensive per square foot of living space.

5. What is the "neighbourhood analysis map" and why would I use it?
It's a map that lets you compare this specific property to nearby homes street-by-street. You can see how its year built, living area, assessed value, and lot size stack up against houses right around it. This is useful because averages can be misleading—a street or two over might have very different characteristics. It helps you judge whether this home is an outlier or a typical example for its immediate, walkable area.