118 Royal Oak Drive – Property Summary

1. Key Characteristics & Buyer Profile

This is a 1994-built home with 1,227 square feet of living space on a 4,400-square-foot lot, located in the Whyte Ridge neighborhood of Winnipeg. Its assessed value is $444,000.

Where the appeal lies: The property’s strongest point is its citywide positioning. Relative to other homes across Winnipeg, it ranks in the top 20% for newer construction and the top 29% for assessed value, with a living area that sits right around the city average. This suggests a home that holds its value well compared to much older stock. However, on its own street and within Whyte Ridge, both the living area and lot size run smaller than the local averages—the lot ranks near the bottom (95th percentile on the street). That means you’re getting a newer, well-valued home in a desirable area, but with a footprint and yard that are noticeably more compact than the neighbors’.

What type of buyer it would suit: This property is a good fit for someone who prioritizes location and modern construction over square footage or a large yard. Empty-nesters, young professionals, or small families who want a newer home in a stable neighborhood without paying for extra space they don’t need will find it practical. It may also appeal to buyers who are priced out of larger homes on the same street but still want access to the area’s amenities and school catchment. Less obviously, it could work for someone who intends to renovate or build an addition—the land, while small by local standards, may offer enough flexibility if zoning permits.

2. Five Possible FAQs

1. How does this home compare to others on Royal Oak Drive?
It’s below the street average in both living area (1,227 sqft vs. 1,257 sqft) and assessed value ($444K vs. $460.7K). The lot is noticeably smaller than most—ranked 41st out of 43 homes. It is, however, newer than many on the street, with a year built of 1994, which is only slightly behind the street average of 1995.

2. Is the assessed value of $444,000 reasonable for this neighborhood?
Compared to other homes in Whyte Ridge, this property’s assessed value is below average—the neighborhood average is $529,600, and it ranks in the bottom 4% locally. But that’s largely because many homes in the area are larger and sit on bigger lots. Citywide, the home ranks in the top 29% for value, which suggests the assessment reflects a solid property relative to the broader market.

3. What does a 4,400-square-foot lot mean in practice?
It’s a modest urban lot—about 30% smaller than the average for the neighborhood (6,175 sqft) and nearly 40% smaller than the street average (5,374 sqft). You’ll have limited backyard space compared to surrounding homes, but it’s still enough for a patio, small garden, or play area. Maintenance and snow removal will be easier than on larger lots.

4. How old is the home, and what does the “Top 20% citywide” ranking tell me?
Built in 1994, the home is roughly 30 years old. The top-20% ranking citywide means that compared to most homes in Winnipeg—where the average year built is 1966—this is a relatively recent construction. That typically means fewer immediate concerns with outdated wiring, plumbing, or foundation issues common in older homes.

5. Should I be concerned that the living area is below average on the street and in the neighborhood?
It depends on your expectations. If you value a spacious floor plan and want to keep up with local norms, this home will feel smaller than most of its neighbors. But if you’re looking for efficient use of space and don’t need extra rooms, the 1,227 sqft is very close to the city average and is a common size for a three-bedroom home from the mid-1990s. The trade-off is you’re paying less than the neighborhood median while living in a newer home.