Housing in Winnipeg#

Winnipeg has approximately 310,000 housing units serving a population of roughly 780,000 — a relatively affordable housing market by Canadian standards, though affordability pressures have grown significantly since 2020. The city needs approximately 82,000 new housing units by 2040 to accommodate projected population growth.

Housing Stock#

Winnipeg’s housing stock reflects its development history:

Inner city (pre-war, 1882–1945): Higher-density mixed housing typical of streetcar-era development — detached and semi-detached homes on narrow lots, duplexes, small apartment buildings, and walk-up apartments over commercial spaces. Neighbourhoods like the North End, West End, Osborne Village, and St. Boniface contain most of this stock.

Post-war suburbs (1945–1990): Predominantly detached single-family homes on larger lots, designed around car ownership. Modest density; few walkable destinations.

Recent suburban growth (1990–present): Lower-density suburban development in areas like Waverley West, South Pointe, and Transcona. Large lots, limited transit, car-dependent design.

The Missing Middle#

For decades, Winnipeg’s zoning effectively prevented the construction of “missing middle” housing — duplexes, triplexes, fourplexes, and small apartment buildings — in most residential neighbourhoods outside the inner city. This contributed to:

Reduced housing diversity and choice
Upward pressure on rents in walkable inner-city areas
Continued outward sprawl as families sought affordable ground-level housing

2024–2025 Infill Housing Reforms#

Winnipeg made historic changes to its zoning rules in 2024 and 2025, driven by the federal Housing Accelerator Fund:

July 2024: Council approved Phase 2 Rapid Zoning Amendments allowing:

Up to three-unit dwellings in established residential neighbourhoods
Detached secondary suites (garden suites) in established areas
Reduced minimum lot widths for two-family dwellings (25 ft instead of 32 ft)

June 2025: Council approved city-wide infill housing by-law amendments allowing:

Fourplexes as-of-right in most R1 and R2 zones city-wide
Taller fourplexes (up to 39 feet) within 800 metres of a frequent transit route
Streamlined approvals: compliant projects go straight to building permit (60–90 days vs. 6–12 months for a rezoning)

These changes were championed by Mayor Scott Gillingham as part of the city’s Housing Accelerator Fund commitments to CMHC.

Learn more: City of Winnipeg — Infill Housing | YIMBY Winnipeg

Downtown Revitalization#

Downtown Winnipeg is seeing significant reinvestment:

True North Square: A completed mixed-use development featuring 194 residential suites, 14 floors of office space, and the Hargrave Street Market. In March 2024, Wawanesa Mutual opened its new national headquarters in the complex.

Portage Place Redevelopment: In November 2024, True North Real Estate Development acquired the struggling Portage Place mall for a $650 million redevelopment beginning in 2025. Plans include a healthcare tower, residential tower, community centres, and retail/food services. Expected completion by 2028.

Wehwehneh Bahgahkinagohn: The Southern Chiefs’ Organization’s redevelopment of the former Hudson’s Bay Company downtown store — a landmark Indigenous economic reconciliation project supported by the federal government.

Affordability and Equity#

While Winnipeg remains more affordable than Toronto or Vancouver, housing costs have risen sharply since 2020. Winnipeg also has significant concentrations of poverty and housing insecurity — particularly in North End neighbourhoods. The city’s Housing Policy Implementation Plan addresses affordability alongside supply.

Key Statistics#

Metric	Value	Source
Housing units (approx.)	~310,000	Statistics Canada
New units needed by 2040	~82,000	OurWinnipeg 2045
Phase 2 zoning amendments	July 2024	City of Winnipeg
Fourplex as-of-right (city-wide)	June 2025	City of Winnipeg
Portage Place redevelopment value	$650M	True North

Last updated: March 2026