Property Overview
1309 Windermere Avenue is a well-situated, one-storey home in Beaumont that presents a classic Winnipeg housing proposition. Its primary appeal lies in a combination of a generous, mature lot and a recently renovated basement, offering solid value in a stable neighbourhood. The home suits first-time buyers seeking an entry point with room to grow, or downsizers looking for a manageable single-level layout without sacrificing outdoor space. Investors may also see potential given the property's established rental area.
A closer look reveals thoughtful nuances. While the living area is modest, the lot size is notably larger than most in Winnipeg, providing valuable outdoor potential. The home’s age and assessed value position it as a "value-add" opportunity; it's not the newest or most modern on the street, but its recent sale history suggests a market-tested price point. The renovated basement is a key asset, immediately adding functional living or income space. Buyers should note that while the structure ranks average-to-good for its immediate street, it sits in a neighbourhood and city-wide context where the lot size and basement finish are standout features against more average comparables.
Frequently Asked Questions
1. What is the true significance of the lot size?
At nearly 6,000 sqft, the lot is substantially larger than the Winnipeg average. This isn't just about a bigger yard; it offers greater privacy, landscaping potential, and future expansion possibilities (like a garage addition or deck) that are harder to find on newer, narrower lots.
2. How should I interpret the various ranking percentages?
These rankings compare the property to others on its street, in Beaumont, and across Winnipeg. For example, being in the "Top 85%" for lot size on its street means only 15% of lots on Windermere Ave are larger. It indicates a strong lot but a house that is average in size and value for its immediate area, suggesting the land itself is a major component of the property's worth.
3. The basement is noted as renovated. What does this typically imply?
A renovated basement in a 1954 home usually means updated finishes, legal egress, and improved livability. It effectively adds usable square footage for family space, a home office, or a potential rental suite (subject to city zoning and licensing verification). This is a key functional upgrade over many similar-aged homes.
4. The home last sold in February 2022. What does that recent sale history indicate?
A sale just over two years ago provides a clear, recent market price benchmark ($32.9k). It suggests a motivated seller was present at that time. The current assessed value is slightly higher, but the recent sale offers a concrete data point for price negotiation and market trend analysis.
5. Who are the most likely competing buyers for this property?
Given its profile, competition would likely come from practical buyers: first-time purchasers attracted by the manageable home size and finished basement, and downsizers from larger homes in the area who value the single-storey layout and low-maintenance lot relative to other mature properties. Its value positioning makes it less likely to attract bidding wars from buyers seeking turn-key modern homes.