Property Overview: 277 Gull Lake Road, Waverley Heights, Winnipeg

Section 1: Key Characteristics & Appeal

This home at 277 Gull Lake Road presents a compelling blend of relative modernity and established value within Winnipeg's Waverley Heights community. Built in 1989, its construction date is a standout feature, ranking within the top 4% of homes in the entire neighborhood, suggesting a property with potentially fewer major age-related concerns compared to area averages.

With 960 sqft of living space, the home is comfortably sized for its immediate street, sitting close to the local average, but is notably more compact than many homes in the broader community and city. This efficient footprint translates into a manageable property, underscored by a lot size of 4,820 sqft that is very typical for Gull Lake Road itself. The appeal here lies in this balance: a well-sized home and yard for practical living without excessive maintenance burdens.

The property’s assessed value for taxes is approximately $401,000, which positions it above average for its specific street (top 25%) and close to the average for both Waverley Heights and Winnipeg overall. This indicates a perception of solid value relative to its direct peers, possibly reflecting its newer build year and location.

This home would ideally suit first-time buyers, downsizers, or practical-minded investors seeking a move-in-ready property in a mature neighborhood. It offers the advantage of a newer build in an established area, appealing to those who want community amenities and mature landscaping but are wary of the upkeep and potential renovation needs of an older, larger house. It’s a property for those who prioritize efficient use of space and modern infrastructure over sheer square footage.

Section 2: Frequently Asked Questions

1. How does the home's size compare to others in the area?
The living space (960 sqft) is very close to the average for Gull Lake Road itself. However, it is smaller than the average home in both the wider Waverley Heights community and Winnipeg overall. This suggests a cozy, efficient layout perfect for smaller households.

2. What does the above-average tax assessment on this street indicate?
An assessment that ranks in the top 25% on its street, while being average for the larger area, often points to specific property advantages. Here, the primary driver is likely the 1989 build year, which is significantly newer than most homes on the street and in the neighborhood, potentially leading to a higher valuation.

3. Is the lot size a drawback?
At 4,820 sqft, the lot is very typical for Gull Lake Road but smaller than the community average. This is not necessarily a drawback but a feature. It means less yard maintenance while still providing adequate private outdoor space, which can be a desirable trade-off for many buyers.

4. Why is the build year considered such a strong point?
Built in 1989, this home is newer than approximately 96% of comparable properties in Waverley Heights. This means major components like the roof, wiring, plumbing, and windows are likely from a more modern era, offering greater peace of mind and potentially lower immediate repair costs compared to much older homes prevalent in the area.

5. Who might this property not be suitable for?
Buyers with a large family needing extensive bedroom and living space, or those specifically seeking a very large yard or a historic character home, might find this property too compact. Its appeal is rooted in practicality and modern convenience rather than grand proportions or classic architectural charm.