Property score
85.4
Excellent
Overall 85.4 · Smaller and older than most nearby homes
1,753 sqft (bottom 29%) · Built in 1987 (32 yrs older than avg)
Located in a high-income area with median household income of ~107k
Transit 60.0 · 9-min walk to transit with 3 nearby routes
Living Area
Below average
12% smaller than neighborhood avg.
Year Built
Below average
32 yrs older than neighborhood avg.
Mother tongue
English · 38%Chinese · 16%
Past 10 years Waverley West B sales snapshot (~80% of all data)
87
518.9k
$339/sqft
2019
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85.4 is composed by the two sections below.
Property Score
Community Score
Waverley West B
How to read: Share of sales in each ~$50k price band for “waverley west b” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46111256
$107K
Median household income
$127K
Average household income
15%
Low income (LIM-AT)
0.3
Income inequality (Gini)
4.7
P90 / P10 ratio
9%
Single-person households
47%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
Waverley West B · WPS public data · 2026
Annual incidents
3
2026
vs. city avg
-90%
relative to avg
Year-over-year
▼ -92%
vs. prior year
Primary type
Property
67%
1645 Lee Boulevard: We are not showing a transaction history based solely on public data; that does not mean no sale ever occurred. You can still request details by email in the “Data notes” section below—we will look it up manually and reply with the most accurate information available.
Request exact sold prices and history by email
Address · Distance
Address · Tax-Assessed Value
Property Overview: 1645 Lee Boulevard, Winnipeg
Section 1: Key Characteristics & Appeal
This property presents a compelling profile defined by a significant contrast between its land and structure. Its most outstanding feature is the exceptionally large lot of approximately 87,382 square feet, placing it in the top 1% of all homes in Winnipeg. This offers rare potential for privacy, expansion, gardening, or future development, setting it apart from typical suburban lots.
The 1,753 sqft bungalow, built in 1987, is functional but modest relative to its surroundings. While its living space and assessed value are below the averages for its immediate street and Waverley West neighbourhood, they are notably above the average for the entire city. This indicates you are acquiring a home with solid city-wide fundamentals in a generally newer, higher-valued area.
The appeal lies in a "value-entry" proposition into a desirable neighbourhood, with the land itself being the primary asset. It suits buyers who prioritize long-term land value and space over a move-in-ready, modern interior. It’s ideal for those with renovation or expansion plans, multi-generational families seeking to add a secondary suite, or anyone desiring a country-like parcel of land without leaving the city. The below-average tax assessment for the area is also a practical financial advantage.
Section 2: Frequently Asked Questions
1. Is the house outdated and in need of major renovation?
Given its 1987 build date—older than most in the neighbourhood—some updates are likely. Buyers should budget for modernizing interiors, mechanical systems (like roof, furnace), and potentially improving energy efficiency to bring it in line with newer area standards.
2. Why is the tax assessment lower than the neighbourhood average?
The assessment reflects the current state and size of the home itself, which is older and slightly smaller than the area average. The massive land value is a separate component. This can mean relatively lower property taxes now, but any significant improvement to the house would likely trigger a reassessment.
3. What can I do with such a large lot?
The possibilities are a major draw. Beyond a large yard, options could include adding a substantial garage/workshop, creating a separate garden suite (subject to zoning), subdividing the lot (requires city approval and feasibility studies), or simply enjoying unparalleled green space.
4. How does being an older home on this street affect resale?
It creates a unique market position. It may appeal to a specific buyer seeking land, but could be overlooked by those wanting a turn-key home. Your future investment in updates and the enduring value of the land will be key factors.
5. Are utilities and maintenance more expensive for a property of this size?
Potentially, yes. Heating/cooling a 1987 bungalow may be less efficient than a newer home. Maintenance of a two-acre lot (lawn care, fencing, snow clearing) will also incur higher costs or require more time/equipment compared to a standard lot.
