Key Characteristics & Buyer Profile

This is a 1963-built property at 379 Speers Road in Winnipeg’s Windsor Park neighbourhood, with 854 sqft of living space on a 4,573 sqft lot. The home sits well below average in both size and assessed value compared to others on the same street, within the neighbourhood, and across the city. Its assessed value is $263,000, notably lower than the street average of $365,000 and the neighbourhood average of $354,000.

The appeal here is largely about entry-level affordability within an established area. The smaller footprint and lower valuation mean a lower purchase price and likely lower property taxes, which can free up budget for updates or other priorities. The land area is also on the smaller side relative to the immediate street and neighbourhood, so buyers shouldn’t expect a large yard. The construction year is close to the neighbourhood’s median (1961), meaning the home is typical for Windsor Park rather than unusually old or new.

This property would suit first-time buyers looking for a more manageable price point in a built-up, central Winnipeg neighbourhood, or investors seeking a lower-cost entry into a stable area. It’s less likely to appeal to someone wanting a larger family home, a premium lot, or a move-in-ready property with modern finishes unless they factor in renovation costs.

Five Possible FAQs

1. How does this home’s value compare to others nearby?
It’s priced well below average for Speers Road and Windsor Park. The assessed value ranks in the bottom 5% on the street and bottom 3% in the neighbourhood, which reflects both the smaller living area and smaller lot.

2. Is the lot size a concern?
It depends on expectations. At 4,573 sqft, it’s smaller than most lots on the street and in the area — ranking in the bottom 5% locally. But compared across all Winnipeg properties, it’s closer to the middle, so it’s not unusually tiny by city standards.

3. What does the “assessed value” actually tell me?
It’s the city’s estimate of market value for property tax purposes, not a listing price or appraisal. A lower assessment often translates into lower annual taxes, which is a practical advantage for budget-conscious buyers.

4. Should I be concerned about the 1963 build year?
Not necessarily. Many homes in Windsor Park were built in the early 1960s, so this is typical for the area. What matters more is the condition of the roof, foundation, mechanical systems, and windows — those are what you’d want to have inspected regardless of age.

5. Could this be a good renovation project?
Possibly, especially if the structure is sound and the location works for you. The smaller footprint and lower purchase price leave more room in the budget for upgrades. Just be realistic about how much space you’ll end up with — 854 sqft doesn’t leave a lot of room to reconfigure without an addition.