Key Characteristics & Buyer Profile

This property at 33 Arundel Road offers 892 square feet of living space on a 4,994 square foot lot, built in 1955. Its standout feature is value relative to its street: the assessed value ranks in the top 4% on Arundel Road, well above the street average of $315,000. The home itself is older than much of the surrounding neighborhood and city, but on its own street, it matches the typical build year. Living space is slightly above the street average but falls below the averages for the wider Windsor Park community and Winnipeg as a whole. The lot is on the smaller side for the area.

The appeal here is less about having the biggest house or lot, and more about owning a property that is already positioned at the higher end of the tax assessment scale for its immediate street—an unusual dynamic that may reflect recent upgrades or a desirable specific location within the block. For a buyer, this suggests a property that may have already absorbed some appreciation relative to its closest neighbours.

This property would suit a buyer who prioritizes being on a strong street within a stable, established neighborhood like Windsor Park over having maximum square footage or a large yard. It’s a good fit for someone who values a well-located, more modestly sized home with a solid assessed value, rather than seeking a "fixer-upper" or a property with expansion potential on a large lot.

Five Possible FAQs

1. The living area is smaller than the community and city averages. Does that make it hard to resell later?
Not necessarily. The data shows the home is competitive within its own street, which is often the most relevant comparison for resale. Buyers looking in this specific price range and area are likely comparing homes on Arundel Road itself, not the entire city. A smaller footprint can also mean lower utility and maintenance costs, which appeals to a certain segment of buyers.

2. What does the “top 4% on the street” for assessed value actually mean for me?
It means this home is valued higher by the city for property tax purposes than nearly all other homes on the same street. That likely reflects a combination of its condition, updates, and exact location. For a buyer, it suggests the property is already seen as a higher-tier option in its immediate area, but also that your property taxes will be based on that higher valuation compared to typical neighbours.

3. The property was built in 1955. Is that considered old for this area?
On Arundel Road, it’s typical—most homes there were built around the same year. Compared to the wider Windsor Park community (average 1961) and the city overall (average 1966), it is older. An older home can mean more character and potentially better materials (e.g., old-growth wood framing), but you should expect to factor in updates to systems like plumbing, electrical, and insulation.

4. The lot is below average for the street and neighborhood. What are the practical limitations?
A smaller lot means less yard maintenance and probably a more compact outdoor space. It also limits your ability to add a large addition or garage without sacrificing most of the yard. On the positive side, the lot is still a standard city size (just under 5,000 sq ft), so it’s not unusually small for a mature neighborhood—just a bit tighter than the average neighbour.

5. How reliable are the "street" rankings for making an offer decision?
Street-level data is useful for understanding immediate context, but it’s a narrow comparison. A home ranked high on a weaker street may still be less desirable than a mid-ranked home on a stronger street. Use the street rank as one data point—it tells you this home stands out on its block—but always compare it against broader community and city data to get the full picture.