859 Bannatyne Avenue

859 Bannatyne Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1907 home with 2,255 square feet of living space on a 5,604-square-foot lot in Winnipeg’s West Alexander neighbourhood. The property ranks exceptionally well for size—top 3% on the street, top 3% in the area, and top 6% citywide—making it a noticeably larger home compared to nearby properties. The land is also generous: top 8% on the street and top 6% in the neighbourhood, though closer to average citywide.

Where the numbers get interesting is value. The assessed value ($260,000) sits above the street and neighbourhood averages ($210,600 and $187,300 respectively), but well below the citywide average of $390,100. This suggests the property is in a pocket of the market where you get significantly more space and land for less money than typical Winnipeg homes. The year built (1907) is older than most nearby homes (average 1941) and the overwhelming majority of city listings (average 1966).

Appeal lies in the combination of historic character, interior square footage, and lot size at a price point that undercuts newer or more central alternatives. The trade-off is age-related upkeep and a location (West Alexander) that may not have the same resale premium as higher-ranked citywide areas.

Ideal buyers include those looking for a large family home or potential multi-generational setup, buyers comfortable with pre-war construction and renovation costs, and investors or homeowners who value land area and space over move-in condition. Less obvious: this could suit someone who wants a "fixer-upper with bones" in a quiet, mature neighbourhood rather than a trendy area, where the same square footage would be out of reach financially.

Frequently Asked Questions

1. How does this home's assessed value compare to similar-sized properties in Winnipeg?
At $260,000, it's well below the citywide median for comparable homes ($390,100). This is partly due to the older construction and neighbourhood profile. However, on the street and in the immediate area, the home is assessed above average, reflecting its larger size relative to its immediate neighbours.

2. Is the 1907 construction a concern for insurance or maintenance?
Older homes typically require more attention to electrical, plumbing, foundation, and insulation. Insurance premiums may be slightly higher, and some lenders have stricter requirements for pre-1950 properties. A thorough pre-purchase inspection by someone experienced with historic homes is strongly recommended.

3. What's the neighbourhood like for families or long-term ownership?
West Alexander is a mature, established area. Street rankings show above-average land and living area here, which often means more room for gardens, parking, or additions. It's not a high-demand, trendy area citywide (the assessed value ranking is below average), so resale may be slower, but for someone planning to stay put, the space-to-cost ratio is favourable.

4. How does the lot size (5,604 sqft) affect potential use?
It's larger than most immediate neighbours (average 3,898 sqft on the street, 3,591 in the area). This opens up possibilities for a garage, workshop, garden suite, or subdivision—subject to zoning and city approvals. The fact that it's only "around average" citywide means you're not getting a massive lot by Winnipeg standards, but it's generous for this street and area.

5. What does "top 6% citywide for living area" actually mean in practice?
Out of nearly 195,000 comparable residential properties in Winnipeg, this home ranks in the 94th percentile for size. That means it's larger than about 94% of comparable homes across the city—a strong selling point for anyone prioritising interior space over a central location or modern finishes.