Property Summary: 1595 Leila Avenue, Amber Trails, Winnipeg
Section 1: Overview & Appeal
This bi-level home at 1595 Leila Avenue is a practical property in the established Amber Trails neighbourhood. Built in 2002, its key characteristics include an 800 sqft living area, a renovated basement, a detached garage, and a notably generous lot of nearly 4,900 sqft.
The primary appeal lies in its balance of space and value. While the living area is compact, the large lot offers significant outdoor potential and a sense of space uncommon in newer subdivisions. The renovated basement adds functional living area, making the home more versatile than the main floor square footage alone suggests. Market data indicates a strong value proposition; the home’s current assessed value of $380k is well below its 2022 sale price of $441.5k, potentially presenting an opportunity.
This property would best suit first-time buyers, downsizers, or pragmatic investors seeking a manageable home with outdoor space in a quiet, family-oriented area. It’s for those who prioritize lot size and potential over a large, modern footprint, and who see value in a home that may offer more utility than the initial numbers imply.
Section 2: Frequently Asked Questions
1. How does the 800 sqft living area compare to the neighbourhood?
The living area is compact relative to most homes in Amber Trails, ranking in the lowest tier for the neighbourhood. However, the renovated basement provides additional finished space, and the lot size is well above average, ranking in the top 20% locally.
2. What does the difference between the 2022 sale price and current assessed value indicate?
The assessed value of $380k being lower than the $441.5k sale price two years ago could reflect broader market adjustments. It’s essential to view this in the context of recent comparable sales and current market conditions, as assessments are for tax purposes and not a direct market valuation.
3. Is the renovated basement included in the 800 sqft figure?
No. The 800 sqft refers to the above-grade living area. The renovated basement is additional, finished space, which significantly increases the home’s usable square footage.
4. What is the Amber Trails neighbourhood like?
Amber Trails is a mature, residential neighbourhood in northwest Winnipeg. The property rankings show this home is newer than about 84% of area homes, suggesting a pleasant mix of established community with relatively recent construction.
5. Who might this home not suit?
Buyers requiring extensive main-floor living space or a large, modern open-concept layout may find the bi-level style and square footage limiting. It’s better suited for those comfortable with a functional layout that utilizes multiple levels and who value outdoor space over interior size.