664 Redwood Avenue

664 Redwood Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a compact home—818 square feet of living space on a 3,371-square-foot lot—built in 2009. It sits on Redwood Avenue in Winnipeg’s William Whyte neighbourhood.

What stands out most is the value-to-footprint ratio. The home is newer than nearly everything around it: it ranks in the top 12% citywide for year built, while most homes on its street were built in 1934 and the neighbourhood average is 1927. Yet its assessed value of $235,000 is well above the street average ($174,000) and the neighbourhood average ($149,100), landing it in the top 8% locally. Compare that to the citywide median for comparable homes ($390,100), and it becomes clear this property is priced significantly below the broader market despite its strong local positioning.

The appeal is subtle but real. This isn’t a home that impresses with square footage—it’s small even by local standards, ranking in the bottom half of living area citywide (top 90% means 90% of homes are larger). But for someone who prioritizes a newer build, lower maintenance, and a manageable lot, the trade-off works. The land area is average for the street and neighbourhood, but well below citywide norms, which keeps yard work minimal.

Buyers this would suit: first-time homeowners who want a newer home without the price tag of a new build in a more central neighbourhood; downsizers who don't need space but want modern construction; or investors looking for a property with high local value ranking but entry-level pricing. Someone who values condition and efficiency over room count would see the logic here. It’s not a fixer-upper, and not a showpiece—it’s a solid, well-positioned small home in an older neighbourhood.

Five Possible FAQs

1. Is 818 square feet really enough for a family?
It depends on the family. For one or two people, or a couple with a young child, it works. The lot is average-sized for the area, so there’s modest outdoor space. For anyone needing multiple bedrooms or a dedicated home office, it would feel tight—there’s no mention of layout or number of bedrooms in the data.

2. Why is the assessed value so much higher than the street and neighbourhood averages?
Almost entirely due to age. The home was built in 2009, compared to a street average of 1934. Newer construction typically means better insulation, modern electrical and plumbing, and fewer deferred maintenance issues. The market in William Whyte clearly pays a premium for that.

3. How does this property compare to other homes in Winnipeg for sale right now?
Citywide, this home ranks low in both land area and living area—most Winnipeg homes are larger and sit on bigger lots. But it ranks high for age and value relative to its immediate area. In practical terms, you’re buying a house that’s a good deal newer and more valuable than its neighbours, but small by city standards.

4. What does “top 90%” mean for living area citywide?
It means 90% of comparable homes across Winnipeg have more living space than this one. That sounds worse than it is: the citywide average is 1,342 square feet, so 818 is modest. But if you don’t need the space, you’re also not paying for it—this home is priced well below the citywide median.

5. Is the William Whyte neighbourhood a good area to buy in?
That depends on your priorities. The data shows the neighbourhood has older, smaller homes than much of Winnipeg. But this particular property is one of the newest and most highly valued on its street. Neighbourhood character, schools, crime rates, and commute times aren’t reflected in these rankings—only local comparisons of lot size, house age, and assessed value. It’s worth visiting the street and talking to residents to get a feel for the area.