13 Morley Avenue

Property Overview: 13 Morley Avenue, Riverview, Winnipeg

Key Characteristics & Appeal

This 1,392 sqft home, built in 2011, stands out for its modern construction in a mature neighborhood. Its primary appeal lies in its superior condition and above-average size relative to its immediate street and the historic Riverview area, where most homes are decades older. The assessed value of $490k ranks in the top 5% on Morley Avenue, indicating it is a premium property on its block. This suggests a well-maintained or updated home with modern systems and likely less immediate need for major renovations.

The property suits buyers seeking a move-in-ready home with contemporary amenities in an established, central neighborhood. It’s ideal for those who value newer construction but want the character and tree-lined streets of Riverview over a newer subdivision. A thoughtful perspective is the trade-off: while the living space is generous, the lot size is notably smaller than the neighborhood and city averages. This appeals to buyers who prefer lower-maintenance outdoor space but may not suit those wanting extensive gardens or large private yards.

Frequently Asked Questions

1. Why is the assessed value so much higher than the street average?
The assessed value ($490k vs. a street average of ~$265k) reflects the home’s significantly newer construction (2011 vs. a street average of 1927) and its above-average living area. It is assessed as a premium, modern property among mostly century-old homes.

2. How does the lot size impact the property?
At 2,501 sqft, the lot is smaller than most in Riverview and Winnipeg overall. This means lower yard maintenance but less private outdoor space. It’s a practical choice for those not wanting extensive gardening, but worth noting for buyers seeking a large yard.

3. What does the sold price history indicate?
The home sold in April 2022 for an estimated $500k-$550k, placing it in the top 10% for the area at that time. This past sale price, close to the current assessed value, supports its standing as a higher-value home in the community.

4. Is the living space considered large?
Yes, for its immediate location. At 1,392 sqft, it ranks in the top 10% on Morley Avenue, offering more space than the typical local home (~1,051 sqft). It is comfortably above the neighborhood average as well.

5. How does the age of this home compare to others nearby?
Built in 2011, it is a modern exception. On its street, the average home was built in 1927, and in Riverview, the average is 1938. This modern age is a key advantage, likely meaning newer roofing, wiring, plumbing, and windows compared to neighboring properties.