2163 Gallagher Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 2005-built home in the Weston area of Winnipeg with 1,080 sqft of living space on a 2,491 sqft lot. The property's standout feature is its value proposition: it's assessed at $256k, which is well above its street and neighbourhood averages (roughly $187k and $185k respectively), but significantly below the citywide average of $390k. In other words, this home holds higher value relative to its immediate surroundings, while still being notably more affordable than the broader Winnipeg market.
The lot is small—ranking in the bottom 5% citywide and the bottom 19% on its own street. This is the main trade-off. Living space is above average for both the street and neighbourhood but sits around the city median. The home's age works in its favour: built in 2005, it ranks in the top 15% citywide, top 7% in the neighbourhood, and top 18% on the street, meaning it's noticeably newer than most nearby properties.
This property suits buyers who prioritize a newer, well-valued home in a neighbourhood where it stands out relative to older inventory, and who are comfortable with a small lot. It's a strong fit for someone looking for good immediate resale positioning without paying citywide averages. Not ideal for buyers seeking land, privacy, or outdoor space—those should look elsewhere in Weston or beyond.
Five Possible FAQs
1. How does this home's assessed value compare to similar properties nearby?
The city assessed it at $256k. That's about 37% higher than the street average ($187.3k) and 39% higher than the Weston neighbourhood average ($184.7k). But it's still about 34% below the citywide average for comparable homes ($390.1k). So you're paying a premium for what's already a premium in the immediate area, but you're still getting a relative deal compared to Winnipeg as a whole.
2. Why is the lot considered below average, and what does that mean practically?
At 2,491 sqft, the lot ranks in the bottom 5% citywide and the bottom 19% on its own street. Practically, this means a smaller yard, less room for expansions, and closer proximity to neighbours. It also reduces the home's overall land value—something to keep in mind if you're thinking long-term about redevelopment or adding square footage.
3. Is this area a good investment for resale?
That depends on what you're comparing it to. The home already sits above its street and neighbourhood in value, year built, and living space—meaning it's one of the stronger properties in the immediate vicinity. That can be an advantage if the area appreciates, since you're already at the top end. But it also means less room for relative improvement unless the neighbourhood drags upward.
4. How does the 2005 build year compare to other homes in Weston and across Winnipeg?
It's a newer home by a wide margin. The average year built in Weston is around 1937, and on this street it's 1942. Citywide, the average for comparable homes is 1966. So this home is roughly 60 years newer than most in the neighbourhood and about 40 years newer than the city average. That means fewer maintenance issues related to old systems, foundations, or layouts.
5. Is this property better suited for a first-time buyer or an investor?
It could work for either, but for different reasons. First-time buyers get a newer, move-in-ready home with above-average living space and below-average citywide price. Investors would find the assessed value-to-market gap worth exploring—buying below city average in a neighbourhood where this home already ranks high in value and age could offer stable rental demand or eventual appreciation, provided the lot size isn't a dealbreaker.