Property Overview: 172 Gull Lake Road, Waverley Heights, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 172 Gull Lake Road presents a distinct profile defined by its balance of a newer build on a generous lot, paired with a compact living footprint. Built in 1993, it is notably newer than most homes in its immediate area, which often translates to modern construction standards and potentially fewer major upkeep concerns in the near term. The lot size of over 5,600 sq ft is well above average for Gull Lake Road, offering valuable outdoor space for gardening, recreation, or future expansion.
The primary characteristic is its efficient size. At 780 sq ft, the living space is significantly below the neighborhood and city averages. This positions the property not as a sprawling family home, but as a manageable, low-maintenance dwelling. Its appeal lies in this practicality: lower utility costs, easier upkeep, and a focused floor plan. The property tax assessment is close to the street and city averages, suggesting the municipal valuation aligns with its overall offering.
This home would best suit first-time buyers, downsizers, or investors seeking an entry point into the established Waverley Heights neighborhood without the burden of a large, aging property. It’s for those who prioritize a newer structure and private outdoor space over square footage, viewing the compact interior as a feature of simplicity rather than a limitation. A thoughtful perspective is that the below-average living area, combined with an above-average lot, creates a unique value proposition centered on land and potential, rather than finished interior space.
Section 2: Frequently Asked Questions
1. Is the 780 sq ft living area a concern?
It is the home's defining feature. It requires an efficient lifestyle and may not suit those needing multiple bedrooms or extensive living areas. However, it ensures lower maintenance and heating costs, appealing to those seeking simplicity.
2. What are the advantages of the 1993 build year?
Compared to the neighborhood average (1978), this home is 15 years newer. This likely means updated electrical wiring, plumbing, insulation standards, and roof longevity, potentially reducing immediate renovation costs.
3. How does the lot size compare, and what does it offer?
The lot is larger than most on Gull Lake Road, providing a notable private yard. For the right buyer, this outdoor space adds significant value, whether for leisure, pets, or as a long-term asset.
4. Why is the tax assessment close to average despite the smaller size?
The assessment reflects a combination of factors: the desirable lot, the newer construction, and the location. It indicates that the city's valuation sees offsetting value in the property's land and condition, not just its interior square footage.
5. Who is this property not for?
It is not ideal for growing families needing multiple bedrooms, individuals who frequently work from home and require dedicated office space, or buyers who prioritize spacious, open-concept interiors. It is a focused property for specific needs.