Property Overview
This bi-level home at 169 Gordon Avenue in Winnipeg's Chalmers neighbourhood presents a compelling mix of modern convenience and established community. Built in 2007, it is a notably newer construction compared to most homes on its street and in the wider area. The property features a renovated basement and a detached garage. Its key appeal lies in this relative newness, which often translates to fewer immediate maintenance concerns and modern building standards, set on a standard-sized city lot. The home’s most recent sale price significantly exceeds both its current assessed value and historical sale prices, indicating strong market confidence and likely substantial improvements.
The home would suit first-time buyers or downsizers looking for a low-maintenance, modern property in an established area. It’s also a practical choice for value-conscious buyers who prioritize a newer building envelope over sheer square footage, as the living space is efficient rather than expansive.
Key Details & Questions
What are the key characteristics?
This is a modern bi-level (built 2007) with a renovated basement and detached garage. The living area is a manageable 934 sq ft, which is average for the immediate area but below the city-wide average. The lot size is also standard for the neighbourhood. Its standout characteristic is its age—it ranks in the top 10% newest homes on its street and top 6% in Chalmers, making it a relative rarity.
Where does its appeal lie?
The primary appeal is the balance of a newer home in a long-established neighbourhood. You get the potential benefits of modern construction, wiring, and insulation without being in a brand-new subdivision. The renovated basement adds functional living space. The recent sale history suggests the property has been upgraded and is in high demand locally.
Who is this property best suited for?
It’s ideal for buyers seeking a turn-key, low-maintenance home who don’t require a large amount of interior space. First-time buyers, small families, or downsizers would find it a practical fit. It would also appeal to an investor or buyer looking for a property with a modern foundation (literally) in an area where most homes are much older.
Frequently Asked Questions
1. Why is the recent sale price so much higher than the assessed value?
The assessed value is for taxation purposes and often lags behind the current market, especially after significant renovations. The 2021 sale price of $320k reflects what a buyer was willing to pay in the open market, likely due to the home's condition, updates, and its desirable status as a newer build in the area.
2. Is the living space too small?
At 934 sq ft, it's efficient. It's perfectly average for similar homes on Gordon Avenue and in Chalmers, but below the Winnipeg average. This makes it a cozy, easier-to-maintain space, but may require creative use of the renovated basement for additional living or storage.
3. What does it mean that the home ranks in the "top" percentages for Year Built but "below average" for Land Area?
It highlights the property's specific profile: you are purchasing a much newer structure than is typical, but on a standard or slightly smaller lot for the city. The value is in the building itself, not in expansive outdoor space.
4. How does the detached garage impact the property?
A detached garage offers flexibility—it can be used for parking, storage, or as a workshop without affecting the home's air quality or noise levels. It may be less convenient in winter than an attached garage but is a valuable asset.
5. What is the neighbourhood like?
Chalmers is an established, mature neighbourhood. The data shows homes here generally have smaller lots and are older, so this property stands out as a newer infill. It offers the stability and character of an older community with the benefits of a more recent construction.