27 Allard Avenue – Property Summary
Key Characteristics & Buyer Profile
This 1,360 sqft home built in 1964 sits on a 5,523 sqft lot in Westwood. The property's standout feature is its assessed value: at $420,000, it ranks in the top 8% on its street and top 23% within the neighbourhood. This suggests the home holds significantly more value than typical properties nearby, which average around $353,000 on Allard Avenue and $392,000 in Westwood. The living area is roughly average for both the street and the city—not unusually large, but perfectly functional for a family or couple.
Where the property falls short is land. The lot is below average for the street (ranking 35th out of 38) and neighbourhood. At 5,523 sqft, it's noticeably smaller than the Westwood average of 6,491 sqft. The home itself is also a touch older than most houses on the street (1964 vs. 1966 average). Both of these factors might matter to buyers who prioritize yard space or a more modern build.
The appeal here is value positioning. You're getting a home with above-average assessed value on a street where most houses are valued lower, which could indicate recent improvements, a desirable interior condition, or some other advantage that doesn't show up in basic stats. It would suit buyers who prioritize location and structural quality over outdoor space, or those looking for a property that already tracks above its local market in terms of worth. It's less suited to anyone seeking a large lot, a newer build, or a "fixer-upper with potential" at a low entry price.
Five Possible FAQs
1. How does the assessed value compare to similar homes in Winnipeg?
The home ranks in the top 34% citywide, with an assessed value of $420,000 against a citywide average of $390,000 for comparable properties. So it's above the midpoint, but not dramatically so—the real strength is at the street and neighbourhood level.
2. Is the small lot a problem for resale?
It depends on the buyer. In a neighbourhood like Westwood, where average lots are over 6,400 sqft, a 5,523 sqft lot is noticeably on the smaller side. That could limit appeal for families wanting large gardens or room for additions, but it also means less maintenance and possibly a lower asking price relative to neighbours. It's not a red flag, just a trade-off.
3. How old is the house, and is that a concern?
Built in 1964, it's about two years older than the average home on its street and around average for Winnipeg as a whole. Age alone isn't a concern—many 1960s homes in Winnipeg are solidly built—but it's worth asking about major system updates (roof, furnace, windows, electrical) since those tend to be the real factors, not the year itself.
4. What does "Top 8% on the street" for assessed value actually mean?
It means that out of 38 comparable homes on Allard Avenue, this one ranks third by assessed value. If those other homes are in similar condition and size, the higher value could reflect something like a finished basement, updated kitchen, or simply a well-maintained property. It's a strong indicator that the home is above average within its immediate context.
5. How accurate are these rankings for making an offer?
They give you a useful sense of where the property sits relative to its neighbours and the broader market, but assessed value isn't the same as market price. Assessed values are based on a formula used for property tax purposes and can lag behind actual sale prices. It's a solid starting point, but you'd still want to compare recent sold listings in the area before deciding on an offer.