Property Overview

This 958 sqft bi-level home at 445 Queen Street in Winnipeg's King Edward neighbourhood presents a practical urban living opportunity. Built in 2012, it is a notably modern property compared to most homes on its street and across the city. Its key characteristics include an unfinished basement and no garage, with a compact 3,319 sqft lot.

The home’s primary appeal lies in its relative newness within an established area, offering modern systems and likely lower immediate maintenance compared to the century-old homes that dominate the local comparisons. It suits first-time buyers or downsizers seeking a manageable, newer build without a large yard to maintain. Its assessed value positions it as an accessible entry point into the market. A thoughtful perspective is that while the living space is modest and the lot is small for the street, this translates to a focused, efficient footprint that may appeal to those prioritizing a simpler lifestyle or seeking to minimize upkeep costs and time.

Frequently Asked Questions

1. How does the property’s age affect its value and upkeep?
Built in 2012, the home is significantly newer than most in the area (ranking in the top 10-12% for year built locally). This typically suggests more modern construction standards, efficient mechanical systems (like HVAC and plumbing), and potentially lower near-term repair costs compared to much older homes.

2. Is the lot size a disadvantage?
The lot is smaller than average for Queen Street, which limits expansive outdoor space. However, it is close to the average lot size for the broader King Edward neighbourhood. This could be a benefit for buyers who prefer less yard maintenance.

3. What does the "around average" assessed value mean for this home?
The assessed value is typical for both Queen Street and the King Edward area, suggesting it is priced in line with local norms. It is important to note that assessed value for tax purposes is not the same as market value, but it indicates the home is not an outlier in its valuation context.

4. The home last sold in 2021. What can that price range indicate?
The disclosed sold price range from 2021 provides a recent market benchmark. Comparing that past sale price to the current assessed value can offer insight into market trends, but a professional appraisal and current market analysis are needed to determine today’s value.

5. Who would this property be most suitable for?
This home is well-suited for first-time homebuyers, investors, or downsizers looking for a newer, low-maintenance property in an established neighbourhood. The bi-level design with an unfinished basement also offers flexibility for future expansion or customization according to the buyer's needs.