847 William Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1,351 sqft home built in 1905, located on William Avenue in Winnipeg’s West Alexander neighbourhood. What stands out is its living space: at 1,351 sqft, it’s notably larger than most homes on the same street (top 21%), and sits around the average for the wider neighbourhood and city. The assessed value is $173k, which is low relative to the city average (bottom 5%), but roughly in line with the street and area. The land is 3,280 sqft – smaller than typical for Winnipeg, but not unusual for the immediate block.

The appeal here is subtle. The home offers decent interior space on a modest lot, at a price point that undercuts many citywide comparables. It’s not a standout on paper, but it’s a practical fit for someone who wants more square footage than the street norm without paying a premium for a large yard. The older construction (1905) suggests character details but also likely means older systems and maintenance needs.

Best suited for: A buyer who values interior living area over land size, is comfortable with an older home’s quirks, and wants an entry point into a central Winnipeg neighbourhood without stretching into citywide price averages. Less ideal for someone seeking a large lot or a move-in-ready modern build.

Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
   The $173k assessment is slightly below the street average of $204k and the neighbourhood average of $187k. Citywide, it’s well below the median of $390k, which partly reflects the home’s age and smaller lot.

2. Is a 1905 home likely to have any major issues?
   Homes from that era often have older electrical, plumbing, and foundations. Without inspection data here, it’s safe to assume updates may be needed. The age ranking (top 98% oldest citywide) confirms it’s one of the older homes in Winnipeg, so expect original materials and potential retrofit costs.

3. Why is the living area considered above average on the street but only average in the neighbourhood?
   William Avenue has smaller homes on average (1,090 sqft), so this property stands out locally. But West Alexander includes a mix of housing, bringing the neighbourhood average to 1,299 sqft, which this home slightly exceeds. The citywide average of 1,342 sqft is close, so it’s a solid middle-ground size overall.

4. Is the small land size a drawback?
   It depends on your needs. At 3,280 sqft, the lot is below the street norm (3,800 sqft) and well below Winnipeg’s average (6,570 sqft). That means less yard maintenance, but also less space for additions, gardening, or outdoor storage. For someone focused on indoor square footage, it’s a trade-off that likely keeps the price lower.

5. What does “ranked #184,615 out of 194,458 citywide” actually mean for value?
   It means this home is in the bottom 5% of assessed values across Winnipeg. That doesn’t necessarily indicate a problem – it reflects the combination of older construction, smaller land, and a less central location. It could mean room for appreciation if the area improves, but it also suggests limited short-term equity growth compared to higher-ranked properties.