397 Beliveau Road – Property Summary
Key Characteristics & Buyer Fit
This is a 1,114 sqft home built in 1976 on a 1,657 sqft lot in Winnipeg's Worthington neighbourhood. Its appeal lies in the contrast between a relatively modern build and a very small lot, paired with a below-average assessed value of $230k.
The house itself is newer than most on the street (top 20%) and in the neighbourhood (top 30%), which could mean fewer immediate updates to structure or systems than a typical 1960s home in the area. The living area is slightly above average for the street but slightly below citywide averages—a modestly sized home without feeling cramped.
Where the property stands out most is in its land-to-building ratio. The lot is notably small (top 93% on the street, top 95% in the neighbourhood). This likely means very little yard space, minimal outdoor maintenance, and possibly a tighter setback from neighbours. For some buyers, that's a trade-off for a newer interior and lower purchase price.
Who it would suit: First-time buyers looking for an entry point into the market at a below-average price point, downsizers who want a newer home without yard upkeep, or investors focused on lower acquisition cost in a stable neighbourhood. Buyers who prioritize private outdoor space, large lots, or room to expand will likely want to look elsewhere.
Five Possible FAQs
1. How does the assessed value compare to similar homes in the area?
The home's assessed value of $230k falls well below the street average of $297.7k and the neighbourhood average of $315.3k. It ranks in the bottom 20% locally and bottom 13% citywide, making it one of the more affordable options in Worthington.
2. Is the small lot a disadvantage for resale?
It depends on the buyer pool. Small lots typically appeal to a narrower group of buyers—those who value lower maintenance or a newer home over outdoor space. The home's below-average price may offset that, but resale could take longer if market demand shifts toward larger yards.
3. What kind of condition or updates might the home need?
The year built (1976) suggests the home is roughly 48 years old. While it's newer than many in the area, major systems like HVAC, roofing, and windows from that era may be approaching end-of-life unless already replaced. A building inspection is strongly recommended, as the data doesn't reflect recent renovations.
4. How does the living area compare to other homes in Winnipeg?
At 1,114 sqft, the home is slightly below the citywide average for comparable homes (1,342 sqft), ranking in the top 59%—essentially middle-of-the-pack. It's not unusually small for the city, but notably tighter than newer suburban builds.
5. What does the "neighbourhood analysis" map show?
The linked neighbourhood map lets you see 397 Beliveau Road alongside nearby homes, comparing year built, living area, assessed value, and lot size in detail. This is useful for understanding whether the property is an outlier or consistent with its immediate neighbours.