1363 Notre Dame Avenue

1363 Notre Dame Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a modest, below-average-value home in the Weston neighbourhood of Winnipeg. The property is assessed at $96,000, which is significantly lower than the street, neighbourhood, and citywide medians. For context, comparable homes on Notre Dame Avenue average around $289,000, and citywide averages sit near $390,000. This is not a property that competes on updated finishes, curb appeal, or high market value—its appeal is almost entirely in its entry-level price point and land.

The lot size is 3,657 sqft, which is slightly below average for the street (4,468 sqft) but somewhat larger than the immediate neighbourhood average (3,269 sqft). The home was built in 1951, which is typical for the street (median 1951) and older than the citywide median of 1966. Living area data is not provided specifically for this home, but the street average is 1,108 sqft and the neighbourhood average is 936 sqft, so this is likely a small-to-medium wartime or post-war bungalow.

The property would best suit a buyer looking for one of the cheapest detached houses in the city—likely an investor, a first-time buyer with limited budget and high tolerance for renovation, or someone who needs a small house on a functional lot in a lower-cost area. It is not suited for someone seeking a turnkey home or strong resale value in the near term. The low assessed value relative to the neighbourhood (ranked 1,726 out of 1,736) suggests the condition or updates are well below the local standard, so significant work is probable.

Five Possible FAQs

1. Why is the assessed value so low compared to the neighbourhood?
The home ranks in the bottom 1% of assessed value within Weston and the bottom 1% citywide. This likely reflects a combination of age, lack of major renovations, and possibly deferred maintenance. It is not a sign that the area is overvalued—rather, that this specific property is at the very low end of the market.

2. Is the land value reasonable here?
The land area is 3,657 sqft. That’s smaller than the average for Notre Dame Avenue but slightly larger than the neighbourhood average. In a city where many comparable homes sit on 6,500+ sqft lots citywide, this is a relatively compact site. The value is more in the location’s affordability than in the lot’s size or development potential.

3. What would a typical renovation cost for a house this old and low-valued?
It is hard to say without an inspection, but a house built in 1951 with an assessed value this far below the street median (96k vs 289k) often needs substantial work—foundation, electrical, plumbing, windows, or roof. A buyer should budget for a full structural and mechanical inspection before even considering an offer. Renovation costs could easily match or exceed the purchase price.

4. How does this property compare to others currently listed in Weston?
Without listing data here, it is difficult to say. The assessment and ranking data suggests it is among the lowest-valued homes in the area. Most homes in Weston are older but have seen some updates; this one likely has not. It may list at a price well below many neighbouring listings, but that would reflect its condition rather than a hidden deal.

5. What should I be most cautious about before making an offer?
The biggest red flag is the gap between this home’s assessed value and the street’s average—over $190,000 lower. That spread is unusual even for a small, older house. It strongly suggests the property has a major deficiency that buyers have avoided. Also, the living area is not listed, which may indicate the square footage is unusually small or outdated. Always verify the actual living area and schedule a thorough inspection.