Property Overview
This bi-level home at 432 Harbison Avenue W in Winnipeg's Chalmers neighbourhood presents a specific and practical value proposition. Built in 1993, 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 its modern build year relative to its surroundings and its recent sale price, which was well above average for the immediate area, suggesting a perceived premium for its condition or updates. The living space is compact at 767 sq ft, which is average for the local context but below the city-wide average.
This home would suit a first-time buyer or an investor looking for a manageable, low-maintenance property in a neighbourhood of older homes, with the benefits of more contemporary construction. It's also a practical option for those prioritizing a newer building envelope and systems over square footage. A thoughtful perspective is that while the lot size is below average, the newer build year could translate to lower immediate repair costs and greater energy efficiency compared to neighbouring century-old homes.
Frequently Asked Questions
1. Why is the sale price significantly higher than the assessed value?
The home sold for $30.1k in September 2023, above its $25.6k assessment. This typically indicates that buyers placed a premium on factors like its renovated basement, its very recent construction relative to the area (1993), or market conditions at the time of sale, which the municipal assessment may not fully reflect.
2. How does the home's age compare to others nearby?
It is much newer. With a 1993 build year, it ranks in the top 4% on its street and top 8% in Chalmers, where many homes date from the early 1900s. This is one of its defining characteristics.
3. Is the living space small?
At 767 sq ft, it is compact. It is near the average for Harbison Avenue W and Chalmers, but it is below the average for the entire city of Winnipeg. The layout and the renovated basement are important to consider for usable space.
4. What does the "below average" land area mean for me?
The lot is 2,266 sq ft, which is smaller than most on the street and in the city. This means less yard maintenance but also less private outdoor space. The presence of a detached garage still provides off-street parking.
5. Who might this property not suit?
It may not be ideal for buyers seeking a large lot, extensive square footage, or the classic character of an older home. Its value is geared more toward modern functionality and efficiency in an established neighbourhood.