408 Speers Road – Property Summary

Key Characteristics & Buyer Fit

This is a 2013-built home in Winnipeg’s Windsor Park neighbourhood, with 944 sqft of living space on a 4,653 sqft lot. Its standout feature is the construction year—it’s the newest house on its street and in the entire neighbourhood, where the average home was built around 1960. That alone gives it a clear advantage in terms of modern insulation, mechanical systems, and layout expectations. The assessed value sits at $390,000, which is above average for both the street and neighbourhood, but roughly in line with the citywide median.

The trade-off is size. The living area and land area are both below typical for the area. At 944 sqft, the home is smaller than most comparable properties on the street (average 1,149 sqft) and in the neighbourhood (average 1,091 sqft). The lot, while not tiny, also ranks low locally—a reflection of how older homes in Windsor Park tend to sit on larger plots.

This property would likely appeal to buyers who prioritize a newer, lower-maintenance home over maximum square footage or yard space. It suits first-time buyers, downsizers, or anyone who wants a turnkey property without the immediate renovation needs common in older Winnipeg homes. The smaller footprint also means lower utility costs and less upkeep, which is a practical advantage that doesn’t always get mentioned.

Frequently Asked Questions

1. Why is the assessed value above average if the living area is below average?
Assessment reflects market value, not just size. This home is significantly newer than most in the area, which tends to command a premium. Buyers often pay more for modern construction, efficient systems, and less deferred maintenance—even if the floor plan is smaller.

2. Is a 944 sqft home hard to resell in this neighbourhood?
That depends on the buyer pool. In Windsor Park, where many homes are older and larger, a smaller newer home targets a specific niche—people who value newness over space. It may take longer to sell than a more typical-sized house, but it will also attract buyers who might otherwise overlook the area’s older stock.

3. How does the small lot affect future use or value?
A 4,653 sqft lot limits major additions like a large garage or significant house expansion. That said, for most owners it’s plenty for a modest garden, patio, or small shed. The trade-off is less yard work and lower property tax contributions based on land value.

4. What does “Top 1%” for year built actually mean?
It means only 1% of homes on the street and in the neighbourhood are as new or newer. In practice, this home is likely one of the only post-2000 builds in the immediate area. That’s a rare attribute, and it sets the home apart from nearly everything else nearby.

5. How reliable are the ranking and average data used here?
The rankings are based on comparable homes in three tiers (street, neighbourhood, city) using municipal assessment data. “Average” here refers to a rough median benchmark, not a precise mean. These figures give a solid snapshot of where the property stands, but should be cross-referenced with a full market analysis for final decisions.