Property Overview & Key Characteristics

This home at 404 Wales Avenue in Winnipeg's Meadowood neighborhood presents a compelling mix of space, value, and a well-established setting. Its key appeal lies in its strong relative standing within its immediate area. The 1,306 sqft living space is notably above average for both the street and Meadowood. The standout feature is the large 6,498 sqft lot, which ranks in the top 9% on Wales Avenue, offering significant outdoor potential. Built in 1986, it is a newer home compared to many in the wider city.

The property’s assessed value is notably high for its specific street and neighborhood, ranking in the elite top 4% on Wales Avenue. This suggests it is viewed as a premium property in its local context, though it aligns more closely with the city-wide average. Its last known sale in the $450k-$500k range in 2022 placed it well above average for the area at that time.

This home would suit buyers looking for a spacious lot in a mature neighborhood, who value room for gardens, play, or expansion over a brand-new build. It’s also a strong fit for those analyzing value within a specific community, as its metrics are consistently stronger against its direct neighbors than against the entire city.

Frequently Asked Questions

1. How does the assessed value compare to the likely market price?
While the assessed value for tax purposes is $43,700, it is crucial to understand this is not a market valuation. The home last sold for an estimated $450,000-$500,000 in 2022. The assessment ranks highly locally, indicating the property is considered valuable within Meadowood, but current market conditions will determine the actual sale price.

2. What does the large lot size mean for me?
At 6,498 sqft, the lot is significantly larger than most on the street and in Meadowood. This allows more privacy, space for additions like a shed or deck, and greater landscaping possibilities. It's a future-proofing feature that is increasingly rare in established neighborhoods.

3. The home is "newer" for the area, but what might that imply?
Built in 1986, the home is newer than many in Winnipeg. This can mean updated building materials and potentially fewer immediate major repairs than in a pre-1970s home. However, it is now 40 years old, so key components like the roof, windows, and major systems should be evaluated for their age and condition.

4. The rankings show it's "above average" for the area but "around average" city-wide. Why is that?
This highlights the character of Meadowood as an established neighborhood with generally modestly sized, older homes. This property stands out positively within that specific context. Compared to all Winnipeg homes, including newer suburban developments with different standards, it falls closer to the middle, which is important for understanding its broader market position.

5. How can I get the exact historical sale price?
The precise sale price is not publicly listed. As noted on the detail page, you can request it by email from the source. They provide this data manually and state they do not use email addresses for unsolicited marketing.