Property Overview: 289 Gull Lake Road, Winnipeg

Section 1: Key Characteristics & Appeal

This home presents a balanced and practical offering in Winnipeg's Waverley Heights neighborhood. Its key appeal lies in its modern build date relative to the area and its strong valuation position on its own street.

Built in 1990, the property is notably newer than most homes in Waverley Heights, ranking in the top 3% for its recent construction within the community. This suggests potentially fewer concerns with aging major systems and a design that aligns with more contemporary layouts. With 995 sqft of living space, it is very close to the average for Gull Lake Road itself, offering comfortable, efficient space without excessive upkeep.

A standout feature is its assessed value for taxes, which is significantly above the average for its immediate street (top 19%) and solidly in line with broader area and city averages. This indicates the property is perceived as a higher-value asset on its block, which can be a stabilizing factor. The lot size is manageable at 4,820 sqft, typical for the street but smaller than the neighborhood average, resulting in lower maintenance.

This home would suit first-time buyers or downsizers seeking a well-positioned, relatively modern home in a mature neighborhood. It’s for those who prioritize a move-in-ready age of home and a strong value proposition on their specific street over having a large lot or above-average square footage compared to the wider area.

Section 2: Frequently Asked Questions

1. How does the 1990 build year benefit me practically?
Being built decades later than many area homes (which average 1978 in Waverley Heights) often means updated electrical wiring, plumbing, and insulation standards. It may translate to fewer immediate major renovations and better energy efficiency compared to much older stock.

2. The living space is below area averages. How impactful is that?
While below the Waverley Heights average, the size is very typical for Gull Lake Road itself. This efficiency can mean lower utility costs and less space to maintain. It’s a trade-off: you’re getting a newer home, but with a compact, manageable footprint.

3. Why is the tax assessment value so high on this street?
An assessment significantly above the street average can reflect the property’s condition, improvements, and the relative newness of the structure compared to neighbors. It’s a positive indicator of the home’s standing on the block, though it’s important to review recent tax bills.

4. What does the smaller lot size mean for me?
The lot is near the street average but smaller than the community norm. This means less yard work and lower exterior maintenance costs, which is an advantage for many. However, it may offer less privacy or space for large gardens or expansions compared to some neighboring properties.

5. How should I interpret these ranking statistics?
They provide context, not a verdict. For example, being “below average” in living space for the community but “near average” for the street clarifies that this is a standard-sized home for this specific block. The exceptionally high ranking for build year in Waverley Heights is a key, less obvious advantage that sets this property apart locally.