Property Overview: 148 Gull Lake Road, Waverley Heights, Winnipeg

Section 1: Key Characteristics & Appeal

This home at 148 Gull Lake Road presents a compelling blend of modern convenience and established neighbourhood character. Built in 2002, it is a notably newer construction compared to most homes on its street and in the wider Waverley Heights community, suggesting updated building standards, systems, and likely less immediate need for major renovations.

With 1,244 sqft of living space, the residence offers a practical and efficient layout that is above average for Gull Lake Road itself. The property stands out most significantly in its assessed value for taxes, which ranks in the top 6% on its street and top 13% in the community. This indicates the property is perceived as a higher-value asset relative to its immediate surroundings, which can be a positive signal for long-term equity.

The appeal lies in its position as a well-above-average, modern home on a street of older properties. It suits buyers looking for a move-in ready home in a mature neighbourhood without the uncertainties often associated with much older builds. It would particularly suit pragmatic buyers who value modern infrastructure (like plumbing and electrical) and energy efficiency, as well as those who appreciate a home that already holds a strong assessed value position within its micro-market. The lot size, while generous for the street, is closer to the community average, offering manageable outdoor space without excessive maintenance.

Section 2: Frequently Asked Questions

1. What does the high assessment value ranking mean for me?
While a higher assessment can lead to a proportionally higher property tax bill, it often reflects the municipality’s view of the property’s market value relative to its neighbours. It suggests the home is considered a premium asset on its street and in Waverley Heights, which can be a positive indicator for your investment.

2. The home is newer than most nearby. What are the pros and cons?
The primary advantage is modern construction materials, building codes, and likely more efficient mechanical systems (furnace, wiring). A less obvious perspective is that it may blend the neighbourhood’s established charm with a contemporary floor plan and lower immediate maintenance costs. A potential consideration is that the architectural style might differ from the neighbourhood's older, classic homes.

3. How does the living space compare to typical Winnipeg homes?
At 1,244 sqft, the living area is very close to the Winnipeg average. This indicates the home provides a comfortable, median-sized layout for the city—neither overly compact nor sprawling. It’s efficiently sized for a small family, couple, or professional.

4. Is the lot size a benefit?
The lot is larger than average for Gull Lake Road, providing more private outdoor space than many direct neighbours. Within the broader community, it is a standard size. This means you get a relative advantage on your immediate street without the burden of an exceptionally large yard to maintain.

5. What do these rankings tell me about the neighbourhood?
The data shows Waverley Heights is a well-established community with homes typically built in the 1970s-80s. This property, being from 2002, is an outlier in terms of age. The rankings confirm it is a standout, modern property within a settled area, offering a different value proposition than the community’s older housing stock.