540 Aberdeen Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1,325 sqft home built in 1946, sitting on a 3,267 sqft lot in the William Whyte neighbourhood. What stands out immediately is the value proposition: the assessed value of $198,000 is well above both the street average ($167,700) and the neighbourhood average ($149,100), yet it falls significantly below the citywide average of $390,100. This isn't a property competing with new suburban builds—it’s a home where the space and condition have pushed its value ahead of nearby peers, while remaining affordable by city standards.
The living area is larger than average for the street (top 15%) and neighbourhood (top 27%), but roughly average citywide. The lot size holds steady with the neighbourhood norm but is small compared to Winnipeg as a whole—something to note if you're looking for a big yard. The home is older than most in the city (built 20 years before the citywide average), but it's actually newer than the typical house on Aberdeen Avenue and in William Whyte, where pre-1930s construction is common.
Who this suits: Buyers who want more square footage and a higher-value home than what's typical for the area, without paying citywide prices. It’s a good fit for someone who appreciates older character homes (1946 is post-war but still pre-1950s) and doesn't need a large lot. It may also appeal to investors or first-time buyers looking for above-average condition and appraisal in a neighbourhood where entry costs are lower. The relative affordability compared to the city suggests potential for equity growth if the area continues to improve—but it also means you're buying into a market that hasn't yet appreciated as much as the city average.
Frequently Asked Questions
1. How does this home compare to others in the neighbourhood?
It's above average in both assessed value and living area. On Aberdeen Avenue, it ranks in the top 15% for living space and top 29% for value. In William Whyte, it ranks top 18% for value and top 20% for age—meaning it's a newer, larger, and more valuable home than most nearby.
2. Is the assessed value a reliable guide to market price?
Assessed value is a benchmark, not a selling price. In this case, $198,000 is higher than the street and neighbourhood averages, which suggests the home may be in better condition or have upgrades. However, market conditions, buyer demand, and specific features will ultimately determine what it sells for. It's worth comparing to recent sales in the area, not just assessments.
3. Why is the land area small compared to the city average?
The citywide average lot size in Winnipeg is 6,570 sqft, heavily skewed by newer suburban lots. This property's 3,267 sqft lot is very much in line with the street and neighbourhood averages (both around 3,265-3,277 sqft). This is typical for older, closer-in neighbourhoods. It's not a red flag—it's a reflection of the area's development pattern.
4. Is the 1946 build date a concern?
It depends on your tolerance for older homes. While it's older than the citywide average (1966), it's actually newer than the typical home on this street (average 1930) and in the neighbourhood (average 1927). Homes from the late 1940s often have solid construction and more traditional layouts. You'll want a home inspection to check for knob-and-tube wiring, lead paint, foundation condition, and insulation, but the building stock in this era is generally considered sound.
5. What does the "top X%" ranking really mean?
The rankings compare this home to other "comparable homes" in each scope—street, neighbourhood, and city. A top 15% ranking on living area means only 15% of homes on Aberdeen Avenue are larger. A top 92% ranking citywide for assessed value means it's in the bottom 8% of Winnipeg homes by value, which confirms it's an affordable property in a citywide context. The fill bars show how many peers you outperform; longer bars are better.