Property Summary: 315 Pandora Avenue W, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 315 Pandora Avenue W in the Melrose neighbourhood stands out for its modern build and efficient use of space. Built in 2006, it is significantly newer than most homes on its street, in the Melrose area, and across Winnipeg, placing it in the top 5-14% for year built. This suggests updated construction standards, likely requiring less immediate maintenance than older properties.
The 1,275 sqft living area is comfortably above average for both the immediate street and the Melrose area, offering more interior space than many neighbouring homes. However, the 3,240 sqft lot is notably smaller than typical lots nearby. This creates a specific dynamic: you get a relatively modern, spacious house without the extensive yard upkeep, appealing for those seeking a low-maintenance outdoor space.
Its assessed value is strong for the local context, ranking in the top 10% within Melrose. A previous sale occurred between 2021-2025 in the $300k-$350k range. This profile suits buyers looking for a move-in-ready, modern home in a mature neighbourhood who prioritize interior space and newer systems over a large garden. It’s a practical choice for professionals, small families, or downsizers wanting a newer build without moving to a distant suburb.
Section 2: Frequently Asked Questions
1. What does the "Elite" ranking for Year Built actually mean?
It means this 2006-built home is among the newest 5% of all comparable properties in the Melrose area, where the average home was built around 1947. This is a significant advantage in terms of modern materials, insulation, and likely newer major systems like plumbing and wiring.
2. The lot size is ranked "below average." Is that a major drawback?
It depends on your lifestyle. The yard is smaller than most in the area, which limits expansive gardening or large outdoor recreation space. For some, this is a downside. For others, it translates to less time and money spent on landscaping and yard maintenance, which can be a hidden benefit.
3. How can the assessed value be so much lower than the city-wide average?
The city-wide average assessed value (shown as ~$390k) is skewed by including many higher-value neighbourhoods and newer, larger homes. This property’s assessment is best compared locally, where it ranks very well (top 10% in Melrose). The assessment reflects its value relative to its immediate market, not the entire city.
4. The home sold between 2021 and 2025. Why isn't the exact price listed?
Exact sale prices in Manitoba are not publicly accessible data. The range provided is based on publicly available market estimates. For the precise historical sale price, you must request it directly from the listing service via the provided email link, which they manually verify.
5. Given its newer build and smaller lot, what might utility costs be like?
While not specified in the data, a 2006 build typically features better energy efficiency (windows, insulation) than the neighbourhood's older, pre-1960s average homes. This could lead to lower heating and cooling costs compared to many nearby properties, partially offsetting other expenses.