Property Overview
56 Vivian Avenue is a modern two-storey home in Winnipeg's Glenwood neighbourhood. Built in 2016, it offers a renovated basement and a detached garage. The home stands out in its immediate area for its newer construction and above-average living space, presenting a specific and compelling value proposition.
Key Characteristics & Appeal
The primary appeal of this property lies in its balance of modern convenience and efficient use of space. With 1,436 sqft of living area, it offers significantly more room than the average home on Vivian Avenue or in Glenwood, ranking in the top 12% and 11% locally, respectively. Its 2016 build date means it likely bypasses the major maintenance concerns and outdated systems common in the neighbourhood's older housing stock. The renovated basement adds immediate functional space.
However, the lot size is a defining characteristic, at 2,500 sqft. This is notably smaller than most properties on the street and in the wider city. This creates a specific dynamic: the home itself is spacious and modern, but the outdoor private space is limited. This makes it ideal for buyers who prioritize low-maintenance living without sacrificing interior square footage—think small families, professionals, or downsizers who want a modern home but don't want the upkeep of a large yard. Its above-average assessed value for the area reflects this modern, turn-key appeal.
Frequently Asked Questions
1. Is the smaller lot size a disadvantage?
It depends on your lifestyle. It limits extensive gardening or large outdoor recreation space but translates to very low yard maintenance and likely lower property taxes compared to homes with similar interiors on larger lots.
2. How does the assessed value compare to recent sale prices?
The current assessed value is $43.90k. The home last sold in August 2022 for an estimated $47.50k - $50.50k, which was in the top 18% of sale prices for Vivian Avenue at that time, indicating strong market recognition for its attributes.
3. What is the neighbourhood like?
Glenwood features a mix of older and newer homes. This property is among the newest on its block. For reference, nearby homes on Vivian Avenue range from older, smaller properties to new constructions like at 22 Morier Avenue (built 2022).
4. What does "renovated basement" include?
The listing confirms the basement is renovated but does not specify the finishes or layout. This is a key detail to clarify with the seller or agent to understand if it's a finished living space, a rental suite, or a modernized utility and storage area.
5. Why is the city-wide assessed value comparison so different?
The "city-wide" average of $390k includes all property types across Winnipeg. The more relevant comparisons are the local ones: this home's value ranks above average for both Vivian Avenue (top 12%) and the Glenwood neighbourhood (top 11%), confirming its premium positioning in its immediate market.