1395 Winnipeg Avenue W – Property Summary
Key Characteristics & Ideal Buyer Profile
This is a 1912-built home with 707 square feet of living space on a 2,659-square-foot lot, currently assessed at $167,000. The property is notably smaller than average in nearly every comparison—both within its street (Winnipeg Avenue W), the Weston neighbourhood, and across Winnipeg. Of 142 homes on the same street, this one ranks 126th for living area, meaning roughly 89% of nearby homes are larger. The same pattern holds for lot size (88th percentile on the street) and year built (80th percentile, indicating it’s older than most neighbours).
Where the property stands out more favourably is assessed value. At $167,000, it’s ranked 96th out of 142 on the street—around average—and 998th out of 1,736 in Weston. City-wide, it lands in the bottom 5% for value, which reflects both its modest size and vintage, but also suggests an entry point into a relatively affordable segment of the market.
The appeal here is straightforward: this is not a home for someone seeking space or modern finishes. It would suit a buyer who values location and character over square footage—someone willing to invest in a smaller, older property in a central neighbourhood like Weston, where the average home is only 936 square feet to begin with. A first-time buyer, a downsizer, or someone looking for a renovation project with low entry costs might find it viable. The land-to-building ratio is also worth noting: the lot is relatively generous compared to the house, which could open possibilities for future expansion or redevelopment, depending on zoning.
Five Frequently Asked Questions
1. Why is the assessed value only $167,000 when the city-wide average is $390,000?
The home is smaller and older than most properties across Winnipeg. Its living area of 707 square feet is well below the city-wide average of 1,342 square feet for comparable homes, and it was built in 1912. These factors directly suppress assessed value. However, within the Weston neighbourhood, the valuation is more typical—falling near the median.
2. Is a 1912 home likely to have major structural or system issues?
Homes of this era can have older foundations, wiring, plumbing, and insulation. Some may contain original materials like knob-and-tube wiring or lead paint. A thorough home inspection is essential. On the positive side, many pre-war homes in Weston were built with durable materials (e.g., solid masonry or old-growth lumber), so the structure itself may be sound if properly maintained.
3. The living area is below average for the street—does that make resale difficult?
It depends on the buyer pool. Smaller homes often appeal to a narrower segment, but in a neighbourhood where the average home is also compact (936 square feet in Weston), the size difference is less extreme than it appears city-wide. A well-maintained or updated smaller home can still sell quickly if priced realistically.
4. What can I do with a 2,659-square-foot lot?
This lot is slightly below the Weston average of 3,269 square feet, but still functional. It offers room for a modest backyard, garden, or small workshop. Depending on local zoning regulations, there may be potential for a garage, a laneway suite, or an addition—worth checking with the city before purchasing.
5. How does this property compare to others currently for sale in Weston?
The property is smaller than most listings in Weston, and its assessed value is below the neighbourhood average of $184,700. That places it in a more affordable price bracket. However, its older age and smaller footprint mean it may need more upfront investment than a typical turnkey home in the area. It’s best suited for buyers who are comfortable with some compromises in exchange for lower purchase price and character.