428 Regent Avenue E

Property Overview: 428 Regent Avenue E, Winnipeg

Section 1: Key Characteristics & Appeal

This home on Regent Avenue E in the Melrose neighbourhood stands out for its generous scale and established presence. Built in 1961, its primary appeal lies in its substantial 2,160 sqft of living area, which ranks in the top 1% of homes both on its street and in the wider Melrose area. This offers significantly more interior space than most comparable local properties. It sits on a larger-than-average 5,400 sqft lot for the immediate vicinity, providing ample outdoor space.

The appeal is rooted in its rarity for the location: it’s a spacious, mid-century home in a neighbourhood where most houses are notably smaller. It suits a buyer looking for room to grow without moving to a newer suburban area, or someone who values established communities and larger interior dimensions over a brand-new build. The property’s assessed value is notably higher than local averages, which can indicate substantial updates, premium finishes, or simply its exceptional size for the area. A thoughtful perspective is that while its city-wide rankings for size and value are strong but not elite, its true premium is hyper-local, offering a unique footprint that is scarce on this specific street and in this community.

Section 2: Frequently Asked Questions

1. How does such a large home exist in this area?
The data shows this 1961-built home is an outlier. While many homes in Melrose and on Regent Avenue E average under 1,000 sqft, this property was built with a much larger footprint, making it a unique find in the neighbourhood.

2. The assessed value seems high relative to the street average. Why?
The assessed value of $43.40k is in the top 2% for the street, where the average is $27.20k. This typically reflects the home’s significantly larger size, its lot, and likely any improvements or market conditions captured at the time of assessment.

3. What does the sold price history indicate?
Records show it last sold between $400k-$450k in 2022. This placed it in the top 1% of sale prices for both the street and the Melrose area at that time, consistent with its status as a larger, premium property for this specific location.

4. Is the lot size a major advantage?
Yes. At 5,400 sqft, the lot is above average for both the street and the Melrose area, offering more private outdoor space than most immediate neighbours.

5. The home is 65 years old. What should I consider?
While newer than many area homes (ranking in the top 20% for year built on its street), a 1961 build warrants a thorough inspection of major systems like plumbing, electrical, and the roof to understand any needed updates or maintenance.