94 Sheffield Road – Property Summary

Key Characteristics & Ideal Buyer Profile

This is a spacious, well-valued family home in Winnipeg’s Whyte Ridge neighbourhood, built in 1995. Its standout feature is size: at 2,072 square feet of living area and a 6,943-square-foot lot, it ranks in the top quartile on its street, in the neighbourhood, and across the city. The assessed value of $595,000 is also well above average at every level—13th on the street, 11th in the area, and in the top 8% citywide. While the year built is typical for the immediate street and neighbourhood (1995), it’s notably newer than the citywide median (1966), which may appeal to buyers who want a home that’s modern enough to have good bones but established enough to have mature landscaping and an established neighbourhood feel.

The appeal lies in the combination of generous indoor and outdoor space without the premium of a brand-new build or a custom lot. The lot size in particular—above average even by citywide standards—is a subtle advantage for families who value yard space, gardens, or room for expansion. Compared to many newer infill homes, this property offers more land and living area for the assessed value, which suggests solid value per square foot.

This property would suit buyers who: prioritize interior and outdoor space over cosmetic updates; are looking for a stable, mid-range family neighbourhood (Whyte Ridge is known for its parks, schools, and accessibility); or want a home that’s likely to hold value due to its strong relative rankings across multiple metrics. It’s less suited to someone seeking a turnkey renovated property or a compact urban footprint.

Frequently Asked Questions

1. How does the assessed value compare to recent sale prices in the area?
The assessed value of $595,000 is a city valuation, not a market price. In Whyte Ridge, sale prices can vary by 5–15% above or below assessment depending on condition, upgrades, and market conditions. Buyers should compare to recent solds on Sheffield Road and adjacent streets for a realistic picture.

2. Is the 1995 build considered outdated?
Not particularly—it’s typical for the street and neighbourhood. The citywide average year built is 1966, so this home is nearly 30 years newer than the median Winnipeg home. Systems like HVAC, roofing, and windows may be approaching 30 years, so an inspection is recommended, but the construction era is a net positive relative to the city’s older housing stock.

3. Why is the land area ranking slightly weaker citywide than the living area ranking?
The citywide land area rank is top 17%, while living area is top 9%. This is common: older homes in established neighbourhoods often sit on larger lots, but they tend to have smaller floor plans. This property’s lot is still well above average, but the spread reflects how Winnipeg’s newer suburbs (like Whyte Ridge) typically have more uniform lot sizes than older central areas.

4. What does “comparable homes” mean in these rankings?
The rankings compare this property to homes with similar characteristics (likely single-family detached homes in the same general price and size range) within each scope. The “average” is a rough median benchmark for that group, not a formal appraisal. It’s useful for relative positioning, not absolute pricing.

5. Should I be concerned that the neighbourhood average assessed value ($529.6k) is lower than this home’s $595k?
Not necessarily. This home ranks 11th out of 2,382 in the neighbourhood by value, meaning it’s a higher-tier property within Whyte Ridge. As long as the home’s condition supports the assessment, this is a sign of above-average quality and marketability. It may also mean property taxes are higher than the neighbourhood median—something to confirm with the municipality.