Property Overview: 82 Guay Avenue, Winnipeg
Key Characteristics & Appeal
This 2021-built bi-level home in Glenwood offers modern living in a well-established neighborhood. Its primary appeal lies in its balance of being a newer construction—a rarity in the area—with a manageable size. At 900 square feet of living space with a renovated basement, it sits comfortably within the average range for its immediate street and neighborhood, making it a practical and efficient layout.
The home stands out locally with an assessed value significantly above the Glenwood average, suggesting quality finishes or desirable updates. However, the lot size is more compact compared to many area homes, which translates to lower exterior maintenance. This combination makes it particularly suited for first-time homebuyers, downsizers, or investors seeking a modern, turn-key property without the upkeep of a larger yard. It’s a sensible choice for those who prioritize a newer building envelope and interior condition over expansive square footage or land.
Frequently Asked Questions
1. Is this a good value for the neighborhood?
The assessed value is in the top 15% for Glenwood, indicating the property is considered above average for the area. This is likely due to its new construction date (2021) and renovated basement, offsetting its smaller living and land area.
2. What are the implications of the smaller lot size?
The 2,585 sqft lot is below the neighborhood average. This means less yard maintenance, but also limited potential for expansions like large decks or additions. It’s a trade-off that favors low-maintenance living.
3. Who might this property not suit?
Buyers needing multiple bedrooms, extensive storage, or who desire a large private outdoor space may find it limiting. It’s best for individuals, couples, or small families.
4. How does it compare to the nearby reference property at 22 Morier Avenue?
22 Morier (also built in 2022) has significantly more living space (~1,460 sqft) and a higher assessed value, highlighting that 82 Guay is a more compact, potentially more affordable entry point into Glenwood’s newer homes.
5. Why is the city-wide assessed value comparison so different?
The "around average" city-wide ranking compares it to all Winnipeg homes, where assessed values have a huge range. The more relevant metrics are the "above average" rankings for Guay Avenue and Glenwood specifically, which better reflect its standing in the local market.