Property Overview

This bi-level home at 1834 Ross Avenue W in Brooklands presents a specific and practical value proposition. Built in 2003, it is a notably newer construction compared to most homes on its street and in Winnipeg overall. The property features a renovated basement but does not include a garage or pool. Its key appeal lies in its modern build age paired with a manageable scale, situated on a standard city lot.

Key Characteristics & Target Buyer

The home’s primary characteristic is its contemporary age (2003), which stands out in a neighbourhood and city dominated by older housing stock. This suggests potentially fewer immediate concerns with major aging components like roofing, wiring, or plumbing. The living space (798 sqft) is compact, placing it below the average for the street but around average for Brooklands, indicating a more efficient, low-maintenance footprint. The renovated basement adds functional space. The lot size is typical for the area, and the assessed value is above average for its immediate vicinity, reflecting its relative newness.

Its appeal is grounded in practicality and modern convenience rather than size or luxury. It would suit first-time buyers seeking a move-in-ready, newer home without the premium of a brand-new build, or downsizers looking for a manageable property with modern infrastructure. The lack of a garage and modest square footage make it less suited for large families or those requiring significant storage or vehicle space.

Frequently Asked Questions

1. Why is the assessed value significantly higher than recent sale prices?
The assessed value is for the current tax year and reflects the city’s valuation of the property, which often considers longer-term market trends and the home’s modern age. The recent sale prices appear to be for the land value only, likely prior to the construction of the current home in 2003, indicating a tear-down and rebuild scenario.

2. How does the home’s size compare to the neighbourhood?
The living area is around the neighbourhood average, making it a typical-sized home for Brooklands. However, it is smaller than the average home on its specific street and significantly smaller than the Winnipeg city average, offering a more efficient layout.

3. What are the advantages of a 2003-built home in this area?
A home from 2003 is considerably newer than most in the area (where average build years are 1942 on the street and 1964 in Brooklands). This typically translates to modern building codes, newer major systems (HVAC, electrical), and potentially better energy efficiency, reducing the risk and cost of near-term major replacements.

4. Is the lack of a garage a significant drawback?
This depends on buyer needs. For some, it simplifies exterior maintenance and reduces costs. The typical lot size provides room for driveway parking and possibly a future shed or garage, but adding one would be an additional project and expense.

5. What does the “renovated basement” in a bi-level typically mean?
In a bi-level, the basement is partially above ground, offering better natural light and easier access than a full basement. A renovated lower level in this style of home often functions as a primary living area—such as a family room or additional bedrooms—making the home feel larger than the main-floor square footage suggests.