15 Allard Avenue

15 Allard Avenue

Key Characteristics & Buyer Profile

This home offers a balanced, middle-ground entry point in Winnipeg’s Westwood neighbourhood. Built in 1964, it sits on a 5,634 sqft lot with 1,228 sqft of living space. The assessed value is $340,000.

Its appeal lies in its citywide positioning. The living area, land size, and assessed value all rank within the top half of comparable homes across Winnipeg—land area lands in the top 40%, and living area in the top 48%. While the property sits below average for its immediate street on all four metrics, the gap narrows significantly at the neighbourhood and city levels. This means you’re paying below the Westwood neighbourhood average ($392,100) and the citywide average ($390,100) for a home that performs roughly in the middle of the pack overall.

This property would suit buyers who are comfortable with a home that is not the newest or largest on its street but offers solid value relative to the wider market. It may appeal to first-time buyers looking for an older home in an established area, or to investors seeking a property with room to build equity—particularly if they’re willing to update or renovate to raise its relative standing. It is not a “turnkey best-in-class” home, but it is a reasonable, grounded entry into a stable neighbourhood.

Frequently Asked Questions

1. How does this home’s assessed value compare to similar homes nearby?
It is below average on its street ($340,000 vs. $353,200 street average) and well below the Westwood neighbourhood average of $392,100. Citywide, however, it is around average—ranking in the top 57% of comparable homes.

2. Is the land size considered small or large for the area?
The lot is 5,634 sqft. This is below average for Allard Avenue (average 5,933 sqft) and smaller than the typical Westwood lot (6,491 sqft). However, citywide, it ranks in the top 40%, which means many Winnipeg homes sit on smaller parcels.

3. Why is the year built data important?
The home was built in 1964—two years older than the average on its street (1966) and neighbourhood-wide. This places it in the older quarter of homes on Allard Avenue. Buyers should expect systems and finishes typical of a mid-1960s house and budget for potential updates.

4. What does “Top 58%” or “Top 48%” actually mean in practical terms?
These rankings show how this home compares to similar properties at three levels (street, neighbourhood, city). For example, “Top 48%” for living area citywide means that 48% of comparable homes in Winnipeg are smaller, and 52% are larger. It is a straightforward way to see where this home sits in the broader market—neither oversized nor undersized.

5. Who would get the most value out of this property?
Value-conscious buyers who want an older home in a stable area without paying a premium. It may also suit someone who prioritizes citywide affordability over street-level prestige. Because it ranks near the middle citywide on most measures, there is less risk of overpaying relative to the wider market, but also less guaranteed upside without improvements.