11 Avril Lane

Property Summary: 11 Avril Lane, Elmhurst, Winnipeg

Key Characteristics & Appeal

This 1984-built, two-storey home sits on a generous 5,197 sqft lot in Elmhurst. Its key features include a fully finished basement, an in-ground swimming pool, and an attached garage. With 2,020 sqft of living space, it offers more room than most homes in Winnipeg, ranking within the top 9% by size citywide. The property’s assessed value of $553,000 places it well above average for the area, indicating a solid perceived worth. Its appeal lies in being a spacious, established family home with the coveted amenity of a private pool—a relative rarity that provides immediate summer recreation and entertainment potential. The home would suit buyers looking for a move-in ready property with ample indoor and outdoor space, ideal for family living and hosting. It’s particularly well-matched for those who value a larger-than-average lot and are willing to manage the maintenance that comes with a mature property and a pool. A less obvious perspective is that while the home is 42 years old, its construction year is newer than 98% of houses on its specific street, suggesting it may be among the more modern properties in its immediate vicinity, potentially with updates or systems younger than the neighborhood norm.

Frequently Asked Questions

1. How does the pool impact insurance and utility costs?
A private in-ground pool typically increases both annual insurance premiums and seasonal utility costs for pumping, heating, and chemical maintenance. Prospective buyers should budget for these additional ongoing expenses.

2. What is the significance of the high assessment value relative to the 2021 sale price?
The current assessment ($553,000) is notably higher than the 2021 sale price ($500,000). This generally reflects municipal valuation increases and market appreciation over three years. It’s a strong indicator of the property’s grown equity, but also means property taxes will be based on the higher assessed value.

3. The home ranks highly for size, but lower for "newness" within the community. What does this imply?
While the home is newer than most on its own street, it’s older than about 71% of homes in the broader Elmhurst community. This suggests the immediate block is well-established, but the wider neighborhood has seen significant new construction or renovations, creating a mix of classic and modern homes.

4. Is the finished basement included in the 2,020 sqft living area?
Typically, municipal living area (square footage) calculations in Winnipeg do not include below-grade space, even if finished. The 2,020 sqft likely refers to above-ground living space only, with the finished basement providing additional bonus rooms.

5. What might the "street rank" metrics indicate about the location?
Ranking in the top 25% for lot size but only top 34% for living area on its street suggests 11 Avril Lane has one of the larger properties on the block, but the house itself is not the largest. This points to a desirable balance of generous outdoor space relative to the home's footprint.