114-545 Dale Boulevard

Key Characteristics & Buyer Profile

This is a 2021-built, 1,230 sqft property on Dale Boulevard in Westdale, Winnipeg. Its standout feature is age—it's the newest home on its street and in the neighbourhood, ranking in the top 1% for both areas and the top 3% citywide. For context, the average home in Westdale was built in 2008; citywide, the average is 1990. That means you're getting modern construction, likely better insulation, updated systems, and less deferred maintenance than most nearby options.

The property is also notably larger than typical homes in its immediate surroundings. At 1,230 sqft, it's about 250 sqft above the Westdale average and 188 sqft above the city average. The assessed value ($331,000) tracks accordingly—it's in the top 8% for Westdale and top 22% citywide, reflecting both its size and newer build.

Where the appeal lies: You're buying a relatively new, spacious home in an established neighbourhood where most stock is older and smaller. The premium you're paying isn't speculative—it's tied to concrete advantages: lower near-term renovation risk, better energy performance, and a floor plan that competes with newer suburban builds while keeping a central location.

Who it suits: Buyers who want a move-in-ready home without the compromises of an older character property or the commute of a far-flung development. If you're tired of looking at 1980s fixer-uppers or 900 sqft bungalows in this part of the city, this is a clear alternative. Also suits someone who plans to stay 5–10 years and values lower maintenance during that period.

Frequently Asked Questions

1. How does the property compare to others currently listed in Westdale?
This data compares the property against all comparable homes in the area—not just active listings. On the current market, a 2021-built home at this size is uncommon for Westdale. Most listings in the neighbourhood are older, smaller, or both. You'll want to check active comparables directly, but the broader data suggests this property has a distinct age and size advantage over what typically comes up for sale here.

2. Does a top-1% build year ranking actually matter for resale value?
Yes, especially in a neighbourhood like Westdale where the housing stock skews older. A newer home avoids the "deferred maintenance discount" that older properties carry. However, being the newest also means you're paying a premium upfront. Over time, as the home ages, its ranking relative to the neighbourhood will naturally drop—but that process is slow. For resale in the next 5–10 years, the age advantage will still be meaningful.

3. How are "comparable properties" defined in these rankings?
The rankings compare this property against all single-family or similar residential units within the same geographic boundary (street, neighbourhood, city). They aren't limited to recent sales or current listings—they're based on the full assessed pool. That's useful for understanding the stock overall, but less useful for pricing against active competition. Use the rankings for context, not as a direct price guide.

4. What's the catch with a property that ranks this high in age and size?
No obvious catch from this data alone. The most common reason a newer, larger home sits well within an older neighbourhood is lot size—sometimes these infills have smaller yards than the surrounding character homes. If that matters to you, check the land dimensions. Also, ensure the 2021 build quality holds up—check for any known builder or warranty issues specific to that year.

5. Could the assessed value be out of line with actual market value?
Assessed values in Winnipeg are based on market conditions from a reference year, so they can lag behind current pricing. If the market has moved up, the actual sale price may be higher than the $331k assessment. If the market has softened, the assessment could be optimistic. The ranking data shows this property is assessed well above neighbours, which is consistent with its newer build and larger size—but you should verify current comparable sales, not rely on assessment alone.