Property Overview

This 2009-built home at 410 Yale Avenue W in Winnipeg's Victoria West neighborhood presents a specific and compelling value proposition. At 872 sqft, it is a compact home on a near-5,000 sqft lot. Its appeal is rooted in its modern construction within an established area, offering a low-maintenance lifestyle without sacrificing outdoor space. The assessed value of $381k is considered elite for Victoria West, indicating a premium for the home's newness relative to its older neighbors, yet it sits around average for its specific street and the wider city.

Key Characteristics & Ideal Buyer

The home’s standout feature is its age. Built in 2009, it ranks in the top 3% for newness both on its street and in the wider Victoria West neighborhood, which is predominantly composed of much older homes. This translates to modern building systems, likely better energy efficiency, and less immediate concern for major repairs compared to century-old neighbors.

However, the living space is notably compact—smaller than the averages for the street, neighborhood, and city. This defines its ideal buyer: someone seeking a modern, turn-key property who prioritizes a generous yard and a newer structure over expansive interior square footage. It would suit a first-time buyer, a downsizer, or an investor looking for a modern rental in a central neighborhood. The value is in the land and the build year, not in the size of the house itself. It’s a "right-sized" home for a specific lifestyle, offering a contemporary footprint in a classic Winnipeg neighborhood.

Frequently Asked Questions

1. Is the assessed value a good indicator of the likely selling price?
It's a strong starting point. Being ranked "elite" for the neighborhood suggests the property is valued highly for that area due to its newness. However, market conditions, the home's interior condition, and buyer demand for modern homes will ultimately determine the final sale price.

2. The house seems small compared to others. What are the trade-offs?
The trade-off is modern convenience versus space. You are gaining a contemporary home (2009) with presumably updated essentials (roof, wiring, plumbing) and a large lot, but with less interior room than many older, larger character homes in the area. It’s ideal for efficient living.

3. What does the "elite" ranking for the build year actually mean?
It means this home is among the newest 3% of comparable properties in Victoria West. On a street and in a neighborhood where many homes are from the early 1900s, a 2009 build is a significant outlier, offering a very different maintenance and living experience.

4. The lot size is above average for the neighborhood but around average for the street. What does that indicate?
It suggests Victoria West has generally smaller lots, so this property has a relatively spacious yard for the area. On Yale Avenue W itself, the lot is fairly typical. This gives you better-than-normal outdoor space for Victoria West without being an anomaly on your immediate block.

5. Who might this property not suit?
It may not suit a growing family needing multiple large bedrooms or abundant indoor living space. It also may not appeal to buyers seeking a historic "character" home with traditional architectural details, as a 2009 build will have a different aesthetic.