653 Aberdeen Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1,990 sqft home on a 4,136 sqft lot in Winnipeg's William Whyte neighbourhood, built in 1907 with an assessed value of $172,000. Its standout feature is sheer living space: it ranks in the top 2% for square footage on its street and the top 4% in the area, while the lot itself is in the top 12% locally. The year built is older than most nearby homes (top 79% on the street), and the assessed value sits near the street average but well below citywide norms—reflecting the neighbourhood's more modest price point.
Where the appeal lies is in the combination of a large floor plan and a substantial, usable lot for the price. Buyers get significantly more interior space than most homes in the area, without paying a premium for land size (the lot, while large locally, is smaller than typical Winnipeg lots). The home likely suits someone who prioritizes interior square footage and doesn't mind an older structure that may need updates. It also offers a value angle: the assessed value is low relative to the city average, which could translate to lower property taxes than newer suburban homes of similar size.
Who it suits – Buyers looking for a family-sized home in a central, older neighbourhood where they can trade a newer build for more space. It’s less appropriate for those wanting a turnkey modern property or a large yard by city standards.
Five Possible FAQs
1. How does the assessed value compare to similar-sized homes in the city?
The home's assessed value of $172,000 is in the bottom 5% citywide, far below the city average of $390,100 for comparable homes. This largely reflects the William Whyte neighbourhood’s lower price bracket rather than the home’s condition—the property is actually above average in assessed value relative to its immediate neighbours.
2. Is the 1907 construction a concern for condition or insurance?
An older home can mean different things depending on maintenance history. While the year built places it among the older homes on the street, many 1900s-era houses in Winnipeg have been updated. Buyers should budget for potential outdated systems, knob-and-tube wiring, or foundation work. Insurance rates can be slightly higher for older homes, but it varies by provider.
3. How does the lot size affect usability?
At 4,136 sqft, the lot is large for the street (top 12%) but small compared to typical Winnipeg lots (top 72% citywide). You get a decent backyard by local standards—enough for a garden or small gathering—but not the expansive yards common in newer subdivisions. It’s a trade-off for the central location.
4. Why is the living area rank so much stronger than the citywide rank for land?
The home’s 1,990 sqft interior is exceptionally large for its street and neighbourhood, where the average hovers around 1,100 sqft. But the lot, while generous locally, is still well under the citywide median of 6,570 sqft. You're buying a house that stands out for its interior footprint, not its outdoor space.
5. What does the "neighbourhood analysis" map show?
The linked map displays nearby homes and lets you compare them side-by-side on year built, living area, assessed value, and lot size. It’s useful for seeing how this property fits into the block—whether it's one of the larger homes, an earlier build, or a price outlier among its immediate neighbours.