438 Aberdeen Avenue – Property Summary
Key Characteristics & Buyer Profile
This 1913 home offers 1,235 square feet of living space on a 3,266-square-foot lot. The living area is notably above average for the street (top 20%) and sits slightly above the neighbourhood norm, though it falls just below the citywide average for comparable homes. The lot size is similarly strong at the street level (top 25%) but significantly smaller than typical citywide lots, which average nearly double the space.
The assessed value of $104,000 is well below street, neighbourhood, and city averages. This is partly a reflection of the home's age—it's older than most properties citywide (top 90% by year built)—and partly a sign that the property may offer more square footage than its valuation suggests. The combination of a larger-than-average floor plan and a below-average price point is where the real appeal lies.
This property would suit a buyer who prioritises interior space over land area and is comfortable with an older home in a central neighbourhood. It's a good fit for someone looking for more square footage on a modest budget, or for an investor who sees upside in a home whose assessed value lags behind its physical size relative to the street and area. It's less suited to someone seeking a large yard, a newer build, or a property with strong resale value based on current citywide trends.
Frequently Asked Questions
1. How does the living area of 1,235 sqft compare to other homes in the area?
It's above average on Aberdeen Avenue itself (ranked 103 out of 520), and roughly average within the William Whyte neighbourhood. Citywide, it's slightly below average, though that's partly because many newer suburban homes are much larger.
2. Why is the assessed value so much lower than the citywide average?
The assessed value reflects the home's age, location, and local market conditions. The citywide average ($390,100) is heavily influenced by newer homes in higher-value areas. On this street, the average assessed value is $167,700, so $104,000 is still below the street average, which suggests the home may be priced for its condition or deferred maintenance rather than its size.
3. Is the lot size considered small or typical?
On Aberdeen Avenue, it's above average (top 25%). In the neighbourhood, it's about average. Citywide, it's well below average, but that's expected for an older, central neighbourhood where lots are generally smaller than in newer suburbs.
4. What does the year built (1913) mean for maintenance and updates?
Homes from this era often have solid construction but may need updates to plumbing, electrical, insulation, and windows. The property is older than most homes in Winnipeg (top 90% by age), so a thorough inspection is wise. That said, many homes on this street and in William Whyte were built around the same time, so you're not alone in dealing with an older house.
5. How useful are the rankings and "top X%" labels when deciding whether to buy?
They give you a rough sense of how this property stacks up against its neighbours and the wider city for key metrics. But rankings don't account for condition, layout, or recent renovations. A home that ranks poorly on assessed value could be a bargain—or a money pit. Use the numbers as a starting point, not a verdict.