Property Overview: 301 Dunbeath Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This well-situated Rossmere-A home, built in 1953, presents a compelling blend of space, value, and location. Its primary appeal lies in its generous, above-average lot size—over 8,000 sqft—which ranks in the top 3% on its street and the top 11% city-wide. This offers significant outdoor space and potential not commonly found in many Winnipeg neighbourhoods. The living area (1,172 sqft) and assessed value ($363k) are both consistently above average for the immediate street and the Rossmere-A area, suggesting a home that provides good interior space for its market position.
The property suits buyers looking for a established neighbourhood with room to breathe. It’s ideal for those who prioritize a large yard for gardening, recreation, or future expansion over having a newer home. The data indicates you are paying a premium for the lot and location within Rossmere-A, while the house itself offers solid, average city-wide square footage. A thoughtful perspective is that this home represents a "land-value play" in a stable area; its worth is significantly anchored in its sizable parcel, which is a finite resource, rather than in an oversized or modernized structure.
Section 2: Frequently Asked Questions
1. How does the sold price from 2022 relate to today’s value?
The home sold for an estimated $450k-$500k in July 2022. This placed it in the top 1% of sale prices for the Rossmere-A area at that time. While this indicates strong past value, current market conditions and updates to the property since then will determine its present valuation.
2. The home was built in 1953. How does that compare to the area?
It is older than most homes in Rossmere-A (ranking in the top 90%, meaning 90% of area homes are newer). However, it is precisely average for its specific street. Buyers should be prepared for the maintenance and potential update needs typical of a home from this era.
3. Is the assessed value a reliable indicator of the listing or sale price?
Not directly. The assessed value ($363k) is for municipal tax purposes. It is above average for the street and neighbourhood but slightly below the city-wide average for comparable homes. Market conditions, property condition, and recent renovations cause sale prices to differ, often significantly, from the assessed value.
4. What does the “elite” lot size ranking actually mean for me?
Ranking in the top 3% on the street for land area means you have one of the largest lots on Dunbeath Avenue. This translates to more privacy, larger green space, and potentially fewer constraints on additions like decks, sheds, or gardens compared to neighbours.
5. Why are the city-wide comparisons for living area and value only “around average”?
While the home stands out positively within its immediate community, comparing it to all of Winnipeg provides scale. The living area is slightly below the city-wide average for comparable homes, and the assessed value is also moderately below that broader average. This highlights that the home’s premium is specifically for its desirable lot and location within Rossmere, not for an exceptionally large interior.