118-545 Dale Boulevard

118-545 Dale Boulevard – Property Summary

Key Characteristics & Buyer Profile

This is a 779-square-foot home built in 2021, located on Dale Boulevard in Winnipeg’s Westdale neighbourhood. The property’s standout feature is its age: it ranks #1 on the street, #1 in the neighbourhood, and in the top 3% citywide for year built. In a neighbourhood where the average home was built in 2008—and the citywide average is 1990—this is a genuinely new build in an established area.

The living area is below average at every level—street, neighbourhood, and city—but the assessed value holds roughly in line with averages, suggesting the modern construction offsets the smaller footprint. On Dale Boulevard, the property ranks 69th out of 102 homes for size, but 71st for value, meaning it’s not priced at a discount despite being smaller.

The appeal lies in getting a recently built home with modern standards (insulation, systems, layout) in a mature, built-out neighbourhood where most stock is decades older. This suits buyers who prioritize low maintenance and energy efficiency over square footage—first-time buyers, downsizers, or investors looking for a turnkey property in a central Winnipeg location. It’s less suited to families needing generous indoor space or buyers who want a fixer-upper with room to expand.

Five Possible FAQs

1. How does the smaller living area affect livability compared to older homes in the area?
At 779 square feet, this is compact by Westdale standards. However, newer construction often uses space more efficiently—open layouts, better storage, and modern insulation can make it feel larger than its square footage suggests. An older home of 900 square feet might have more wasted hallway space or smaller closets. Still, it’s worth visiting in person to see if the layout works for your daily needs.

2. Why is the assessed value average when the home is so much newer?
Assessed value reflects market comparisons, not replacement cost. While building new is expensive, the market in this area doesn’t command a big premium for a smaller home, even a new one. The value is being pulled down by the below-average size, balancing out the age advantage. The result is a home that’s priced similarly to older, larger houses nearby.

3. Is this property in a flood-prone area or subject to special zoning?
That information is not included in the data here. Westdale is generally considered a stable, low-risk area for flooding, but any specific concerns would need to be checked through the city’s zoning maps and flood risk assessments. The neighbourhood analysis page linked in the original listing may offer more detail.

4. What does “Top 3% citywide” for year built actually mean in practical terms?
It means this is one of the newest homes in all of Winnipeg—only 860 out of 26,841 comparable properties are newer. In practical terms, you’re buying a home that likely has modern windows, a high-efficiency furnace, up-to-date electrical, and no knob-and-tube wiring or asbestos. It also means you’re less likely to face major repairs in the first decade than in a 1990s or older home.

5. How does this property compare to others currently for sale in Westdale?
Based on the ranking data, this home is significantly newer than the neighbourhood average (built 2021 vs. 2008) and smaller than average (779 sqft vs. 984 sqft). Its assessed value is near the neighbourhood average, which is unusual—most newer homes in Westdale would be priced higher. That suggests it could be a relative value for someone who wants new construction but isn’t willing to pay a premium for extra space.