Property Overview: 269 Washington Avenue, Winnipeg
Key Characteristics & Buyer Appeal
This bi-level home at 269 Washington Avenue in Chalmers presents a compelling mix of modern convenience and practical value. Its standout feature is its age; built in 2012, it is a significantly newer construction compared to most homes on its street and in the wider neighbourhood, ranking in the top 5%. This translates to fewer immediate concerns about major aging systems and potentially lower maintenance costs. The home includes a renovated basement, adding to its liveable space.
The appeal lies in this balance. While the living area (825 sq ft) is modest, especially compared to the city-wide average, the property sits on a standard neighbourhood lot (3,002 sq ft). Its assessed value of $280k is above average for the immediate area, reflecting its newer build, yet remains well below the Winnipeg city average, positioning it as a relatively affordable entry into a modern home. It would suit first-time buyers or practical downsizers who prioritize a newer, low-maintenance building over sheer square footage, and who are comfortable with efficient use of space. A thoughtful perspective is that this property offers the benefits of a "new build" without the premium price of a brand-new subdivision home, all within an established community.
Frequently Asked Questions
1. Is the property tax burden likely to be high given the assessed value?
While the assessed value is above average for Chalmers, it is still below the city-wide average. Property taxes would likely be higher than for an older, smaller home on the same street but potentially lower than for a similarly-sized newer home in a different Winnipeg neighbourhood.
2. What does "renovated basement" typically mean in a bi-level?
In a bi-level, the basement is partially above ground and often contains essential living areas like a family room, additional bedrooms, or a bathroom. A renovated basement here suggests this lower level is finished and liveable, effectively doubling the functional space despite the modest main-floor square footage.
3. The home sold for $25,600 in 2016. Why is the assessed value now $280k?
The 2016 sale price appears to be an extreme outlier, potentially due to a non-arms-length transaction, a data error, or a sale of the land only prior to the home being built. The current assessed value is a municipal valuation for tax purposes and is a more reliable indicator of its current market standing.
4. With no garage, what are the parking options?
The listing indicates no garage. Buyers should anticipate on-street parking or investigate the possibility and cost of adding a driveway or parking pad to the lot, subject to local bylaws.
5. How does the living space compare to nearby homes?
The living area is slightly below the average for both Washington Avenue and the Chalmers neighbourhood. This indicates the home is compact. Buyers should consider if the efficient layout and newer construction adequately compensate for the smaller square footage compared to older, potentially larger homes in the area.