Property Overview: 456 Harbison Avenue W
Key Characteristics & Appeal
This 2018-built bi-level home in Chalmers offers a rare combination of modern construction in an established neighbourhood. Its primary appeal lies in its newness; it ranks in the top 1-2% of homes on its street and in the neighbourhood for year built, meaning it likely requires minimal immediate repair and benefits from contemporary building standards. With 998 sqft of living space and a renovated basement, it provides functional, low-maintenance living.
The property suits first-time buyers or downsizers seeking a modern, move-in-ready home without a premium suburban price tag. Its assessed value is notably high for the immediate area, suggesting it is viewed as a premium property within its local context. A thoughtful perspective is the lot size: at 2,266 sqft, the land is below average for the city, which translates to less yard upkeep—a potential plus for those seeking simplicity. However, this also means limited space for expansion or large outdoor projects. The home represents a specific value proposition: maximum modern comfort on a efficient footprint, ideal for practical buyers who prioritize the condition of the structure itself over a large lot or estate-sized living space.
Frequently Asked Questions
1. Why is the assessed value so high compared to nearby homes?
The assessed value of $31.7k is elite for the street and neighbourhood, largely due to the home's modern build year (2018). It reflects a significant premium over the area's typical, century-old homes, based on its newer systems, materials, and condition.
2. What does the "below average" city ranking for living area mean for me?
While the living space is competitive locally, it is below the Winnipeg city-wide average. This indicates the home is compact and efficient. It's well-suited for individuals, couples, or small families, but those needing multiple large bedrooms or extensive living areas may find it limiting.
3. Is the lack of a garage a drawback?
The property has no garage, which is common for many homes in the area. Buyers should factor in street parking and the potential need for alternative storage solutions. For some, this trade-off is acceptable given the benefits of a newer home.
4. How does the 2018 build year affect potential costs?
A newer home typically means lower immediate maintenance costs and greater energy efficiency. It may also come with remaining warranty coverage on major components, offering peace of mind that older homes in the area cannot.
5. The home sold for $250k in 2019. How does that inform its current value?
The 2019 sale price provides a historical benchmark. Current value will be influenced by market changes since then, the home's condition, and its high assessed value relative to the neighbourhood. It suggests the property has historically commanded a price reflecting its modern build.