34 Apple Hill Road – Property Summary
Key Characteristics & Buyer Profile
This 1,400 sqft home built in 1987 sits on a 4,901 sqft lot in the Whyte Ridge neighbourhood. Its standout feature is the assessed value of $515,000, which ranks in the top 20% on Apple Hill Road and the top 17% citywide, despite the living area being roughly average for the street and the lot size being notably smaller than most neighbours (only one home on the street has a smaller lot). The home’s value appears to be driven less by square footage or land and more by location, condition, or interior upgrades—factors not captured in these basic metrics.
The property would suit a buyer who prioritizes a strong value-for-money proposition in an established neighbourhood over having a large yard or an expansive floor plan. It may appeal to those who see the smaller lot as a trade-off for less maintenance, or who intend to invest in a home where the assessed value already signals above-market standing. It’s less suited for someone seeking a newer home or a large family lot, given the home is older than much of the surrounding area (top 83% in the neighbourhood for age) and the land ranks near the bottom on its street.
Frequently Asked Questions
1. How does this home’s living area compare to similar homes nearby?
At 1,400 sqft, it’s slightly below the street average of 1,531 sqft and the neighbourhood average of 1,666 sqft, but above the citywide average of 1,342 sqft. It’s a mid-sized home for Winnipeg, but on the smaller side for Whyte Ridge.
2. Is the assessed value of $515,000 above or below market expectations?
The assessed value is above average on its street (top 20%) and well above the citywide average of $390,100. Within Whyte Ridge, it sits near the middle (top 48%). Keep in mind that assessed value may not match current market price, but it provides a solid baseline.
3. Why is the lot size so small compared to others on the street?
The lot is 4,901 sqft, ranking 60th out of 61 homes on Apple Hill Road. The street average is 6,237 sqft. This suggests the property likely has a compact, low-maintenance yard—common for homes near the end of a cul-de-sac or on a narrower portion of the street.
4. The home was built in 1987. Is that considered old for this area?
It’s above average on its street and citywide, but newer homes in Whyte Ridge are more common—the neighbourhood average build year is 1994, putting this home in the older third of the area. Buyers should factor in typical maintenance for a home nearing 40 years old, such as roofing, windows, or mechanical systems.
5. How reliable are these rankings for making an offer?
These rankings are based on assessed data and broad comparisons, not active listings or recent sales. They’re useful for understanding how the property sits relative to its neighbours, but don’t replace a CMA (comparative market analysis) from a local agent. The small lot and above-average assessed value are worth verifying in person.