Property Summary: 816 Dudley Avenue, Earl Grey, Winnipeg
Key Characteristics & Appeal
This well-situated one-storey home in Earl Grey presents a compelling blend of space, modernity, and established neighbourhood character. Its key strength lies in its above-average proportions for the area, featuring over 1,200 sqft of living space and a generous 5,000+ sqft lot, both ranking in the top tier for Earl Grey. Built in 1999, it is notably newer than most area homes, suggesting modern construction standards and potentially lower immediate maintenance needs. The home includes a renovated basement and an attached garage.
Its appeal is rooted in offering more contemporary living within a mature, sought-after neighbourhood. It suits buyers who prioritize interior and land space over having multiple storeys, such as empty-nesters looking to downsize from a larger house without sacrificing room, or small families seeking a manageable layout. A thoughtful perspective is its strong assessed value ranking—consistently in the top 7% locally—which, while not a direct market price, indicates a history of above-average municipal valuation relative to its peers, often a marker of sustained property condition and desirability.
Frequently Asked Questions
1. How does the 2023 sale price compare to the current assessed value?
The home sold for $450,000 in September 2023, which is significantly higher than its current assessed value of $46,900. It’s important to understand that municipal assessed value in Manitoba is for tax purposes and is not intended to reflect market value; recent sale prices are a far more accurate indicator of current market worth.
2. What does the "above average" and "elite" ranking mean for the year built?
These rankings show the home's age relative to its neighbours. Being built in 1999 places it among the newest 5-6% of homes in Earl Grey, where the average comparison home was built in the 1920s. This suggests advantages like newer wiring, plumbing, and insulation compared to much of the housing stock in the area.
3. Is the living area size typical for a one-storey home?
At 1,234 sqft, the living area is above the local average for similar homes in Earl Grey (~1,206 sqft) and on Dudley Avenue itself (~1,019 sqft). This indicates a more spacious bungalow layout than is common in the immediate vicinity.
4. The lot is ranked "Elite" in Earl Grey but "around average" citywide. Why?
Earl Grey is an established inner-city neighbourhood where lots are typically smaller. This property's lot is large for the area, offering more private outdoor space than most local homes. Citywide averages are raised by newer suburbs with larger standard lot sizes, making this property's lot size exceptional for its location.
5. What can nearby sales tell us about this property?
The provided nearby references on Lilac Street and Lorette Avenue, while similar in living space, are over 80 years older and have substantially lower assessed values. This underscores how the modern build year of 816 Dudley Avenue contributes to its different valuation and positioning in the market.