Here is a summary of the property at 1404 William Avenue W, written in a clear, standalone format.
Property Overview & Buyer Profile
Key Characteristics & Appeal
This is a newer single-family home in the Weston area of Winnipeg, built in 2017. Its primary strength lies in its construction recency and condition, ranking in the top 3% for year built on the street, in the neighborhood, and citywide. This is a significant outlier in an area where the average home was built in the late 1930s.
The living area is 1,304 square feet, which is above average for the immediate street and the surrounding neighborhood, though slightly less than the citywide average for comparable homes. The land component is modest. At 2,605 square feet, the lot is smaller than most peers on the street and well below the citywide average. This is not a property for someone seeking a large yard or extensive outdoor space.
Appeal & Suitability
The greatest value proposition here is the assessed value relative to the neighborhood. The home is assessed at $320,000, placing it in the top 3% in Weston. This creates a distinct dynamic: you are buying the newest and one of the most valuable homes in an older, more affordable neighborhood, rather than a premium home in a premium location. The property suits a buyer who prioritizes a move-in-ready, low-maintenance structure over land area or a high-status postal code. It is ideal for a first-time buyer who wants a modern build without paying inner-city new-construction prices, or for an investor looking for a durable asset in a stable, older community. The modest lot and modern construction imply lower immediate upkeep costs than neighboring century-old homes.
Frequently Asked Questions
1. How does the assessed value compare to the actual market price?
Assessed value is not a market valuation, but a benchmark. This home’s assessment of $320,000 is well above the neighborhood average of $184,700, reflecting its superior condition and quality. However, the citywide average assessment is higher at $390,100, suggesting that while this is a top-tier home locally, it is not priced at the premium levels found in more affluent areas of Winnipeg. The market price will likely fall somewhere between the neighborhood and citywide averages.
2. Why is the land area considered below average, and is that a problem?
Yes, the land area ranks in the bottom 20% on the street. This is typical of newer infill builds on existing lots—they often subdivide or replace smaller structures. It is only a problem if you require space for gardens, a large shop, or privacy from neighbors. For a buyer seeking a modern home with less exterior maintenance, a smaller lot is actually an advantage, reducing snow removal and yard work.
3. Is the neighborhood "Weston" a good area for families?
The data does not speak to schools or crime rates, but the housing stock tells a story. Weston is an older, established neighborhood with deep roots. The fact that this home ranks in the top 3% for value suggests it is one of the nicer properties in the area. The street itself (William Avenue W) is a mix of old and new, and the home’s recent build date provides a level of modern efficiency and safety that is reassuring for families.
4. What is the "neighbourhood analysis page" link for?
The link opens an interactive map that allows you to compare this specific property’s lot size, square footage, build year, and assessed value against the actual houses immediately surrounding it. This is useful to see if the home is positioned on a quiet block or next to lower-value properties, which the summary data alone cannot show.
5. Could this property be a good investment or an owner-occupied home?
For an owner-occupant, it offers a rare combination of a very new build in a dense, mature neighborhood—something hard to find without building yourself. For an investor, the yield would depend on purchase price, but the low land component means less capital tied up in an illiquid asset relative to the building value. The data suggests it is a solid, conservative asset rather than a high-appreciation play, as the land is not oversized and the citywide ranking is average.