412-545 Dale Boulevard

412-545 Dale Boulevard – Property Summary

Key Characteristics & Buyer Profile

This is a 616 sqft unit built in 2018, located at 412-545 Dale Boulevard. Its most notable feature is its age: it’s newer than 92% of properties citywide in Winnipeg, and newer than 71% of homes in the Westdale neighborhood. The living area is compact—616 sqft is below average for the street, neighborhood, and city—so the appeal here is not space but efficiency and modern construction. The assessed value sits at $191,000, which is below the street and neighborhood averages but roughly in line with the citywide median.

The property suits buyers who prioritize a newer build and lower entry price over square footage. It could work well for a first-time buyer looking for a manageable, lower-maintenance home, or for someone downsizing who doesn’t need extra room. The trade-off is clear: you get a recent build in a neighborhood where many homes are older, but you compromise on living area compared to nearby properties. It’s not a typical family home, but it offers a foothold in Westdale without the premium often attached to newer construction in older neighborhoods.

Frequently Asked Questions

1. How does the living area compare to other homes in the area?
The unit is 616 sqft, which is significantly smaller than the street average of 903 sqft and the neighborhood average of 984 sqft. It ranks in the bottom 7% on the street and bottom 4% in Westdale. If space is your main concern, this property is on the smaller end.

2. Is the assessed value fair given the size and age?
At $191,000, the value is below the street average ($258,900) and neighborhood average ($246,500), but close to the citywide median for comparable homes. The lower value partly reflects the smaller size, but the newer year built (2018) helps offset that. It’s not overpriced relative to its peers, but it’s not a bargain either—it falls in line with what you’d expect for a compact, modern unit.

3. What is the neighborhood like in terms of home ages?
Westdale has a mix of older and newer homes. The average year built in the neighborhood is 2008, so this 2018 property is newer than about 70% of homes there. Citywide, it’s even more standout—newer than 92% of properties. If you want a home that doesn’t need immediate updates, this is a plus.

4. Who typically buys a property like this?
It tends to attract buyers who want a newer home without the cost of a large space. First-time buyers, single professionals, or empty-nesters looking to downsize are common. Families needing multiple bedrooms or a yard would likely look elsewhere—the small square footage and lack of lot details suggest it’s more of a condo or apartment-style unit.

5. What are the main trade-offs to consider?
The biggest trade-off is size versus age. You get a very new build, but you sacrifice living area. That means less room for furniture, storage, or entertaining. Also, the street-level ranking for assessed value is low, which could affect resale if the neighborhood’s overall values rise more slowly. But for someone who values a modern, lower-maintenance home, those downsides may be acceptable.