204 Allard Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1965-built home with 1,232 square feet of living space on a 6,297-square-foot lot. The property sits in Westwood, Winnipeg, and its assessed value is $333,000.
Where this property stands out is the lot size. It ranks in the top 13% on its street and top 25% citywide for lot area, which is unusual for a home in this price range. That means more outdoor space than most comparable homes in Winnipeg, and notably more than the average Westwood property. The living area, year built, and assessed value all fall within average ranges neighbourhood-wide, so there are no major surprises there.
The appeal here is straightforward: you're getting a reasonably sized home on a significantly larger-than-average lot, in a middle-tier neighbourhood, at a below-average assessed price point. That combination suggests either a fixer-upper opportunity or a chance to buy into a decent area with room to add value down the road. The home doesn't appear to be overpriced relative to its street or neighbourhood peers.
This property would suit buyers who prioritize outdoor space over a fully updated interior, or who are willing to invest in renovations over time. It's also a good fit for someone looking for a solid, unflashy starter home in a stable neighbourhood, particularly if they want a yard that stands out from the crowd. It's less suited to buyers who want a turnkey, move-in-ready home with modern finishes, or those who need the maximum square footage per dollar.
Frequently Asked Questions
1. How does this home's lot size compare to others nearby?
It's well above average for both the street and the city. On Allard Avenue, it ranks 5th out of 38 homes. Citywide, it's in the top 25% of comparable properties. Most homes in Westwood sit on lots closer to 6,500 square feet, so this one is competitive even within the neighbourhood.
2. Is the assessed value of $333,000 below market value?
Not necessarily. The assessment is below the street average ($353,000) and well below the neighbourhood average ($392,000), but assessed values aren't the same as market prices. The lower assessment could reflect the home's age, condition, or interior finishes. It's a data point worth investigating further, but not proof of a bargain.
3. What does the "around average" living area rank mean?
It means the home's square footage is typical for its street and neighbourhood—not too small, not too large. The 1,232 sqft is slightly below the neighbourhood average of 1,372 sqft, but not enough to be a red flag. It's a comfortable middle-ground size for a 1960s home.
4. Is the 1965 build date a concern for maintenance?
That depends on what's been updated. A 1965 home is roughly 60 years old, so major systems like the roof, furnace, electrical, and windows are likely due for replacement if they haven't been done already. The age itself isn't unusual for Westwood—many homes in the area are from the same era—but it's worth budgeting for potential updates.
5. What type of location is Westwood?
Westwood is a well-established residential neighbourhood in Winnipeg, not a trendy up-and-coming area. It's known for mature trees, decent schools, and reasonably quiet streets. It doesn't have the high turnover or price growth of some inner-city neighbourhoods, but it's stable and family-oriented. The property's below-average assessment relative to the neighbourhood suggests it may be one of the more affordable entries into this area.