Property Overview

This is a 2008-built home with 1,725 square feet of living space on a 4,171-square-foot lot in the Riverbend area of Winnipeg. The house sits on Endcliffe Place, a street where most homes are slightly larger and assessed higher—this property’s assessed value of $464,000 puts it in the bottom 17% of its street, but in the top 20% for the broader Riverbend area and top 26% citywide.

Where the appeal lies: The home offers significantly more square footage than the typical Riverbend or Winnipeg home (top 9% and top 20% respectively), yet its assessed value is only moderately above the area average. That suggests you’re getting above-average indoor space without paying a premium proportional to it. The 2008 build year also puts it among the newer homes in Riverbend (top 3%) and citywide (top 13%), meaning less immediate need for major updates compared to older stock.

Best suited for: Buyers who prioritize interior living space and a relatively modern build over a large yard or high street-side prestige. Families or professionals who want room to spread out without the maintenance of a bigger lot, and who are comfortable that the immediate neighbours may have paid more for similar or slightly less square footage.

Five Possible FAQs

1. How does the property’s assessed value compare to similar homes nearby?
On its own street, this home is assessed below the average of $497,400, but that average is pulled up by a few higher-valued houses. Across the wider Riverbend area, its $464,000 assessment is above the area average of $410,200, putting it in the top 20% locally.

2. Why is the land area considered small for this street?
At 4,171 square feet, the lot is in the bottom 2% on Endcliffe Place and bottom 21% in Riverbend. That’s typical for a newer infill or subdivision home where the builder maximized floor space on a compact parcel. If you want a large garden or room for additions, this isn’t the property.

3. How reliable is “assessed value” as a market price indicator?
Assessed value is a lagging indicator, not a current market valuation. It reflects what the municipality estimates for property tax purposes, often based on sales data from a prior year. It can be useful as a baseline, but actual sale prices may differ—especially in a shifting market.

4. Could the low street ranking for value be a negotiating point?
Possibly, but not straightforwardly. The low ranking means this home is assessed less than most neighbours, which might appeal to buyers who want a lower tax bill. For a seller, it could be a disadvantage if buyers perceive the home as lesser-valued—or an advantage if the home offers better square footage per dollar.

5. What does “2008 build” mean for maintenance expectations?
A house built in 2008 is roughly 16 years old at time of writing. Major systems like the roof, furnace, and water heater typically need attention around 20–25 years. You’re likely still inside the useful life of those components, but it’s worth checking the age and condition of each during a home inspection—especially the roof and HVAC.