Property Overview: 264 Larsen Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This bi-level home at 264 Larsen Avenue in Chalmers is defined by its modern foundation and efficient use of space. Built in 2021, it is a notably new construction for the area, ranking in the top 2% of homes on its street and in the neighbourhood for year built. This translates to modern building standards, energy efficiency, and minimal immediate maintenance concerns. The home features 1,122 sqft of living space, which is above average for both the immediate street and the broader Chalmers area, and includes a renovated basement. The lot size of 3,300 sqft is generous for the street (top 10%) and neighbourhood, offering good outdoor space for a home of this vintage.
Its primary appeal lies in being a low-maintenance, modern property in an established community. It suits first-time buyers seeking a move-in-ready home without the worries of older systems, or downsizers looking for a manageable property without sacrificing a decent yard. The above-average assessed value for the area suggests a premium for its newness, making it a solid, modern option for those prioritizing a contemporary build over an older, potentially larger character home. A thoughtful perspective is that this property offers a rare compromise: you get the benefits of a new build while still being integrated into a long-established neighbourhood with mature infrastructure and landscaping.
Section 2: Frequently Asked Questions
1. What does the assessed value indicate?
At $39,300, the assessed value is elite for both Larsen Avenue and Chalmers (top 2%), reflecting the premium for a new build. City-wide, it sits around average, indicating you are paying primarily for the modern home itself rather than an exceptionally large lot or location by broader Winnipeg standards.
2. How does the lot size compare?
The 3,300 sqft lot is in the top 10% on Larsen Avenue and top 39% in Chalmers, meaning it has a larger-than-typical yard for the immediate area. City-wide, however, lots are generally larger, so this is a compact but efficient urban parcel.
3. What is the significance of the 2021 build year?
Built just 5 years ago, this is a significantly newer home than almost all of its neighbours, where average build years are around 1930-1934. This suggests newer wiring, plumbing, insulation, and windows, leading to lower expected repair costs and better energy efficiency.
4. Is there a garage or pool?
No, the property has neither a garage nor a pool. The listing confirms "Garage: None" and "Pool: No."
5. What was the previous sale price?
The home last sold in September 2021 for $37,100. This provides a historical benchmark, though current market value would be influenced by conditions and improvements since that time.