One lot, two parcels, two doors
Catalyst Community Capital bought a 50-foot lot in Beaumont carrying a single house. The frontage supported subdivision into two 25-foot parcels without a variance — the new lot lines formalised what the block already looked like. Catalyst subdivided, sold the 1121 parcel, and retained 1123 to build on.
Summit delivered 1123 under construction management: a three-bedroom, two-and-a-half-bath principal home with a self-contained two-bedroom, one-bath secondary suite. Two storeys over a basement, 2,240 square feet finished, completed in 2025. Two doors where there had been one, on half the original frontage.
What it cost
$400,000 to build — $179 per square foot, finished.
That number is the reason to read this page. It is what small multi-family construction in Winnipeg actually costs when the drawings are right and the trades are sequenced properly, on a real parcel, in a real year. Most per-foot figures quoted in this market are either estimates or quietly exclude something.
How it was built
- Cast-in-place piled concrete foundation, steel-reinforced walls
- DMX Delta wrap waterproofing over asphaltic damp proofing
- Rough-in for a future radon gas mitigation system — sealed slab, piped to exterior
- 2×6 exterior walls with R24 batt; R50 blown-in attic insulation
- Acoustic batt plus resilient metal sound channel through the suite separation
- 5/8-inch Type X drywall on all fire-rated walls
- Energy-efficient heat pump for the principal unit; split AC with heat pump in the suite
- Two 200-amp services, two HRVs, two hot water tanks
- Hardie board siding, acrylic stucco to the front, two-layer Tyvek behind
- 3 cm quartz counters throughout, custom soft-close cabinetry
The doubled mechanicals are the part that matters. A secondary suite sharing services with the house above it is a compromise; one with its own electrical, ventilation and hot water is a real second door — it rents like one and it appraises like one. That decision gets made at framing, not at drywall.
The numbers
| Original lot | 50 ft, one dwelling |
| After subdivision | 2 x 25 ft parcels; 1121 sold, 1123 built |
| Storeys | 2 plus basement |
| Principal unit | 3 bed, 2.5 bath |
| Secondary suite | 2 bed, 1 bath |
| Finished area | 2,240 SF |
| Build cost | $400,000 — $179/SF |
| Doors delivered | 2 |
| Completed | 2025 |
| Delivered for | Catalyst Community Capital |
Considering an infill lot? We can tell you what By-Law 59/2025 allows on a specific parcel and what it costs to build in 2026 — talk to us.
Related reading: Winnipeg By-Law 59/2025: One Door to Four, and what it costs to build in 2026