Property Overview: 444 Waverley Street, Winnipeg

Key Characteristics & Appeal

This is a notably modern and substantial home in Winnipeg's North River Heights neighborhood. Built in 2021, it stands out for its new construction in an area of mostly older homes. The 2,450 sqft living space is significantly above average, placing it in the top 3-6% of homes citywide and in the neighborhood. Its most striking characteristic is its assessed value of $1.27M, which ranks in the top 1% at every comparison level—street, neighborhood, and city—indicating it is a premium property in a premium setting.

The appeal lies in the combination of a modern, low-maintenance home within a mature, established community. Buyers get the benefits of new systems, contemporary layout, and modern finishes without sacrificing the character and stability of a classic Winnipeg area. The lot size, while slightly below average for Waverley Street itself, is still generous for the neighborhood and city, offering good outdoor space.

This property would best suit buyers seeking a turn-key, high-end home who value both modern amenities and a traditional neighborhood feel. It’s ideal for those who prioritize space and new construction, and for whom a premium price point reflects the value of a nearly new home in a prime location, avoiding the renovation needs typical of the area.

Frequently Asked Questions

1. Why is the assessed value so much higher than neighboring homes?
The assessed value reflects the property's very recent construction (2021) and its large living area. It is essentially a new, custom-level home built on an established street, which commands a significant premium over the older housing stock that dominates the area.

2. What does the "Top 1%" ranking for year built mean?
It means this is one of the newest homes in the area. On Waverley Street, it ranks 3rd newest out of 293 homes, with an average neighborhood build year of 1945. This rarity adds to its value and appeal for buyers wanting a modern property.

3. Is the lot size a drawback?
The 5,857 sqft lot is above average for North River Heights and on par with the citywide average. While some lots on Waverley Street are larger, the property still offers substantial outdoor space. The trade-off is a much newer, larger home on a still-respectable lot.

4. How reliable is the sold price data from 2021?
The data is from public records. For fully verified figures and a complete transaction history, you must request a manual lookup from the site, as they do not have access to MLS sales records.

5. What is the realistic price expectation given the assessed value?
While the assessed value for taxes is $1.27M, market value can differ. The home last sold for an estimated $1.25M-$1.3M in late 2021. Current market conditions, updates, and demand for rare, new homes in the area will determine the final sale price.