Property Overview: 34 Gallagher Avenue W, Winnipeg
Section 1: Key Characteristics & Appeal
This well-situated bi-level home at 34 Gallagher Avenue W in Brooklands presents a compelling mix of modern convenience and practical value. Built in 2016, it is a notably newer construction compared to most homes on its street and across the broader neighbourhood, suggesting updated building systems and less immediate need for major repairs. The home features a renovated basement and a detached garage.
Its primary appeal lies in its efficient scale and strong value proposition. With 901 sqft of living space, it offers a manageable footprint that is actually around the average for the Brooklands area, making it ideal for smaller households, first-time buyers, or those looking to downsize without sacrificing functionality. The lot size of 2,511 sqft is generous for the street and provides adequate outdoor space without being burdensome to maintain.
A thoughtful perspective is its standout assessed value relative to the immediate area. It ranks in the top 5% on its street and top 13% in Brooklands for assessed value, indicating that official valuations recognize its premium condition and newer age compared to neighbouring properties. This home would best suit buyers seeking a move-in ready, low-maintenance property that balances modern amenities with the established character of the Brooklands community. It’s a practical choice for those who prioritize quality and condition over sheer size.
Section 2: Frequently Asked Questions
1. How does the home’s size compare to the area?
The living space (901 sqft) is very close to the neighbourhood average. It’s a comfortably sized home for the area, not unusually small. The lot, however, is larger than many on the same street.
2. What does the “Elite” assessed value ranking mean for this street?
It means this home’s official assessed value is among the highest 5% on Gallagher Avenue W. This typically reflects its newer construction (2016) and renovated condition compared to older homes on the block, which may be factored into its listing price.
3. Is a 2016 build considered new for this neighbourhood?
Yes, significantly so. The average year built for comparable homes in Brooklands is 1964, making this property over 48 years newer than the area norm. This is a key advantage.
4. What are the implications of a detached garage?
A detached garage offers flexibility—it could be used as a workshop or project space without concerns about fumes or noise entering the house. It may also provide more driveway or yard space between the garage and the home.
5. The last sale was in 2016 for $27,800. Why is the assessed value now $320k?
The 2016 sale price likely reflected the initial purchase of the newly built home and land. The current assessed value of $320k represents the market value estimate of the completed property after nearly a decade, accounting for appreciation, the finished basement, and established condition.