909 Bannatyne Avenue – Property Summary
Key Characteristics and Buyer Profile
This property offers an unusual combination: a home that stands out at the street and neighbourhood level but blends in or sits below the citywide average in key areas. The living space is generous at 2,009 square feet—well above the street average of 1,150 and the neighbourhood average of 1,299. It ranks in the top 7% on the street and top 8% locally, meaning few nearby homes offer this much interior room. The land is even more exceptional: at 5,968 square feet, it ranks in the top 5% both on the street and in the neighbourhood. For someone who values outdoor space in an established inner-city area, this is a rare find.
The assessed value ($292,000) is notably above the street and neighbourhood averages ($210,600 and $187,300 respectively), but well below the citywide median of $390,100. This tells a specific story: the property is a standout in its immediate context but sits in a part of town where overall values are lower than Winnipeg’s broader average. Built in 1948, the home is slightly newer than the neighbourhood average (1921) but older than the citywide median (1966). It falls in a below-average tier citywide for both age and assessed value.
Who it suits: Someone looking for above-average space—both indoors and on the lot—in a West Alexander location where comparable homes are generally smaller and older. The property would appeal to buyers who want room to spread out without paying a premium that reflects the citywide market. It may also suit someone interested in a property where the land itself holds disproportionate value relative to the structure. The citywide ranking for assessed value (top 73%) suggests this home is priced below what you’d typically find for similar square footage elsewhere in Winnipeg—worth noting for value-conscious buyers.
Frequently Asked Questions
1. How does this property compare to others on the same street?
It outperforms most homes on Bannatyne Avenue in every measured category. It ranks in the top 7% for living area, top 12% for assessed value, top 5% for land area, and around average for year built. It’s not the newest house on the block, but it offers significantly more space and land than the typical property on this street.
2. Why is the citywide assessed value ranking low if the home is above average locally?
The property is in West Alexander, where home values are generally lower than the Winnipeg average. While it’s one of the more valuable homes in its immediate area, the citywide benchmark ($390,100) includes higher-priced neighbourhoods that pull the median up. This isn’t a sign of poor quality—it reflects location and market variation across the city.
3. Is a 1948 home considered old for Winnipeg?
Not by local standards. The neighbourhood average year built is 1921, so this home is newer than many of its closest neighbours. Citywide, the median home was built in 1966, so it’s older than the average Winnipeg home, but the property ranks in the top 16% locally for newer construction. Many homes in the area predate 1940.
4. What does the land area ranking tell me about this property?
The lot is nearly 6,000 square feet, placing it in the top 5% for land size both on the street and in the neighbourhood. This is uncommon for a built-up area like West Alexander. It suggests more privacy, yard space, and potential for additions or landscaping than most neighbouring properties offer. Citywide, the ranking drops to the top 34%, meaning larger lots do exist elsewhere—but not in this immediate area.
5. Should I be concerned that the assessed value is below the citywide average?
Not necessarily. Assessed value reflects market comparisons, not condition or desirability. This home is valued well above its street and neighbourhood averages, which suggests it’s a strong asset within its local market. The lower citywide ranking simply indicates it’s not in a high-cost part of Winnipeg. For a buyer focused on value per square foot and land, this can actually be an advantage.