Property Overview: 1621 Alexander Avenue, Winnipeg
This write-up is based on comparative data for the property, including its street (Alexander Avenue), neighbourhood (Weston), and citywide ranking across four key metrics: living area, assessed value, year built, and lot size.
Key Characteristics & Buyer Profile
The property’s main appeal is its combination of a modern build (2017) with strong value relative to its immediate surroundings. It ranks exceptionally well for its construction year—top 5% on the street, top 3% in Weston, and top 5% citywide—which is unusual for a home that is neither new nor old, but recent enough to offer modern finishes and efficiency. The assessed value ($314k) is notably higher than the average for both the street ($184.3k) and neighbourhood ($184.7k), placing it in the top 3% of Weston and top 6% on Alexander Avenue. This suggests a home that has been upgraded or is of noticeably higher quality than nearby stock. The living area (1,392 sqft) is also well above average for the street (1,015 sqft) and neighbourhood (936 sqft), ranking in the top 9% and 6% respectively.
That said, the property sits on a smaller lot (2,423 sqft) compared to its surroundings. The lot ranks in the bottom half on its street and bottom percentiles in Weston and citywide. This is the trade-off: a newer, larger, higher-value home on a compact lot in a neighbourhood where many homes have more yard space.
Who this would suit: Buyers who prioritize a move-in-ready home with modern build quality over having a large yard. It's a strong fit for someone who wants above-average space and value within Weston, especially if they are looking for a home that stands out from older, smaller, or lower-value properties on the same street. It may also suit those who see value in a newer home that has already appreciated relative to its immediate market, but is priced below the citywide average for comparable homes ($390.1k). The lower lot size might deter buyers wanting substantial outdoor space, but could appeal to those seeking lower maintenance.
Frequently Asked Questions
1. How does the assessed value compare to the market?
The assessed value of $314k is significantly above the average for both Alexander Avenue ($184.3k) and Weston ($184.7k), but below the citywide average for comparable homes ($390.1k). This means the property is considered higher-value within its immediate area, but not necessarily overpriced when compared to similar homes across Winnipeg. It likely reflects superior condition or finishes relative to neighbours.
2. Is the small lot size a problem for resale?
It depends on the buyer pool. The lot is smaller than the average on the street, in the neighbourhood, and certainly citywide (where the average is nearly three times larger). For resale, this could limit appeal to buyers who want a large yard for gardening, play space, or expansion. However, it may also be a plus for those seeking a more manageable outdoor area, and the modern home itself may compensate in the eyes of many buyers.
3. How good is the location within Weston?
The home ranks in the top 3% of Weston for both assessed value and year built, meaning it is among the newest and highest-value homes in the area. The neighbourhood itself is not elite citywide (the property’s citywide rank for value is around average), but within Weston, this property sits near the top tier. It’s worth viewing on a map to understand proximity to amenities, schools, and any adjacent developments.
4. Why is the citywide rank for living area only top 36% if it’s above average on its street?
The citywide average living area for comparable homes is 1,342 sqft, and this home is 1,392 sqft—only slightly above. While it is much larger than the average home on Alexander Avenue (1,015 sqft) and in Weston (936 sqft), those averages are relatively low. In the broader city context, 1,392 sqft is a common size and does not stand out as exceptional. The home’s strength is its relative size compared to its immediate surroundings, not against all Winnipeg homes.
5. Does the “top 5%” year built mean it’s cutting-edge?
Not necessarily. The home was built in 2017, which is newer than 95% of comparable properties in Winnipeg. However, “newer” does not automatically mean cutting-edge design or materials. It typically means it should have modern electrical, plumbing, insulation, and likely energy-efficient windows and systems. It also means the home is only about 8 years old as of 2025, so major systems (roof, furnace, etc.) are probably still in good shape, but not brand new. The elite ranking reflects rarity of recent construction in the area, not necessarily state-of-the-art features.