Property Summary: 717 sqft Home on Leila Avenue, Seven Oaks, Winnipeg

Key Characteristics & Buyer Profile

This is a compact, 717 sqft home built in 1948, situated on a 4,084 sqft lot. Its assessed value sits at $279,000, which is notably lower than the citywide median of $390,100 and below the average for both its street ($332,700) and the broader Seven Oaks area ($296,000). The living area is small by nearly every local measure—ranking in the bottom 4% citywide and bottom 10% on its own street.

The property’s main appeal is its affordability relative to the neighbourhood. While smaller than most homes in Seven Oaks and on Leila Avenue, its assessed value is also lower, making it one of the more price-accessible options in an area where the average home is larger and more expensive. The 1948 build suggests older construction, likely with simpler framing and potentially fewer modern upgrades—which could mean lower property taxes and a lower purchase price, but also possible maintenance needs.

This home would suit buyers who prioritize location over square footage. It could work well for a single person, a couple, or a small family who values being in Seven Oaks—a stable, established Winnipeg neighbourhood—but doesn’t need a lot of space. It may also appeal to an investor looking for a lower-cost entry point into the area, or someone willing to take on a renovation project to increase living space or value. The small lot (also below average for the area) limits expansion options, so buyers should be comfortable with the current footprint or prepared to consider an addition.

Five Possible FAQs

1. How does this property’s assessed value compare to similar homes nearby?
The assessed value of $279,000 is below the average for both Leila Avenue ($332,700) and Seven Oaks ($296,000). It falls in the bottom 42% for the area and bottom 24% citywide, making it one of the more affordable options in the neighbourhood.

2. Is the living area of 717 sqft typical for homes in Seven Oaks?
No. The average living area in Seven Oaks is 1,141 sqft, and on Leila Avenue it’s 1,078 sqft. This property is in the bottom 10% for both its street and the wider area, and in the bottom 4% citywide. It’s significantly smaller than most homes nearby.

3. What does the year built (1948) tell me about the home’s condition?
Homes from 1948 often have solid framing and may still retain original features like hardwood floors or plaster walls. However, mechanical systems (furnace, electrical, plumbing) and insulation are likely original or older, so a home inspection is strongly recommended. It’s common for these homes to have seen some updates, but you should verify what’s been replaced and what hasn’t.

4. Is the land size enough for a garage or an addition?
The lot is 4,084 sqft, which is below average for both Leila Avenue (bottom 20%) and Seven Oaks (bottom 33%). Depending on local zoning and setback requirements, a single-car garage or a small addition might be possible, but it’s tight. You’d need to check with the City of Winnipeg’s planning department for exact allowances.

5. Why is the property ranked in the bottom percentiles for living area and lot size?
These rankings compare this home to all properties within the same street, area, and city. The low percentiles simply mean that most other homes in Seven Oaks and Winnipeg are larger in both living area and land. This doesn’t reflect quality—it’s purely a size comparison. The home’s lower assessed value also tracks with its smaller size, so it’s a consistent, not unusual, profile.