Property Overview & Key Characteristics

This bi-level home at 1813 William Avenue W in Winnipeg's Brooklands neighbourhood presents a practical opportunity. Built in 2009, it is a notably newer construction compared to most homes on its street and in the wider area. The property sits on a modest 2,601 sqft lot, which is smaller than typical for the city but fairly standard for its immediate locale. With 851 sqft of living space, it offers compact, efficient accommodation. Key features include an unfinished basement and no garage. The home last sold in 2016 for $210,000 and currently holds a municipal assessed value of $25,100.

Its primary appeal lies in its modern build year within an established, often older neighbourhood, potentially offering greater energy efficiency and fewer immediate major repair concerns than vintage homes. The smaller lot size translates to lower maintenance, which can be a significant advantage for those seeking a simpler yard. This property would best suit first-time buyers, downsizers, or investors looking for a relatively modern, low-maintenance entry into the Winnipeg market without the premium of a new development. It’s a straightforward home for someone prioritizing a newer structure over square footage or lot size.

Frequently Asked Questions

1. What does the assessed value mean for the potential purchase price?
The municipal assessed value ($25,100) is for taxation purposes and is typically far below market value. The 2016 sale price of $210,000 is a more relevant, though dated, benchmark. A current market appraisal or comparative market analysis would be essential to determine today's value.

2. How does the smaller lot size impact me?
While the land is below the city average, it is closer to the norm for Brooklands. This means less outdoor upkeep, which is a benefit for those not wanting extensive gardening or yard work. However, it also limits potential for large additions, pools, or extensive outdoor living spaces.

3. The home is described as a "bi-level." What should I expect?
A bi-level typically has a short flight of stairs leading to the main living area (kitchen, living room, bedrooms) and another short flight down to a lower level. This design often creates a clear separation between living and utility/rec spaces. The unfinished basement offers flexibility for future development to suit your needs.

4. The home is newer than most in the area. Are there any trade-offs?
A newer home in an older neighbourhood can mean better insulation, wiring, and plumbing. However, the character and mature tree canopy often found on older streets may be less pronounced here. It’s a trade of potential charm for modern practicality.

5. What is the significance of having no garage?
This is an important consideration for vehicle storage, security, and extra storage space. Buyers would need to plan for on-street parking or the potential cost of adding a shed or carport, subject to local bylaws. For some, the lack of a garage is a drawback; for others, it simplifies the property.