856 Bannatyne Avenue – Property Summary

Key Characteristics & Buyer Profile

This 1914 home offers 1,688 square feet of living space on a 4,147-square-foot lot in Winnipeg’s West Alexander neighbourhood. It stands out most for its size: the living area is well above average at every level—street, neighbourhood, and citywide—ranking in the top 15% on Bannatyne Avenue. The lot is also generous for the area, sitting in the top 25% of the neighbourhood.

Its assessed value of $190,000 is around average for the street and neighbourhood, but notably low compared to the citywide average of $390,100. This is partly explained by the home’s age (1914), which places it in the older tier citywide, and by the fact that West Alexander’s overall property values tend to be more moderate than Winnipeg’s newer or higher-demand areas.

The property’s appeal lies in the rare combination of substantial indoor and outdoor space at a relatively modest price point. Buyers who would suit this home are those who prioritize square footage and lot size over a modern finish or a recently built structure—people willing to take on an older home’s character and potential maintenance in exchange for more room and a lower entry cost. It could also appeal to investors or renovators looking for a property with solid bones in a neighbourhood where land values are reasonable.

Frequently Asked Questions

1. How does the assessed value compare to similar homes nearby?
On Bannatyne Avenue, the assessed value of $190,000 is slightly below the street average of $210,600, ranking in the top 55%. In the broader West Alexander neighbourhood, it sits near the middle (top 47%). The value is significantly lower than the citywide average, which reflects the home’s age and the neighbourhood’s general pricing rather than any specific deficiency.

2. Is a 1914 home likely to have outdated systems?
Yes, in most cases. Buyers should budget for potential updates to electrical, plumbing, heating, and insulation, depending on what the current owner has already done. The home’s age also means it may have lead paint or asbestos in older materials, which is common for pre-1940s builds. A thorough inspection is strongly recommended.

3. How does the lot size affect usability or future value?
At 4,147 square feet, the lot is larger than 75% of properties in West Alexander and larger than about two-thirds of those on its own street. This gives more flexibility for expansions, a garage, or outdoor living space. In a dense older neighbourhood, a bigger lot can also be an asset if redevelopment potential ever becomes a factor.

4. What is the neighbourhood like in terms of amenities and resale?
West Alexander is a well-established central Winnipeg area with a mix of older homes and some newer infill. It offers reasonable access to downtown, the Exchange District, and major routes. Resale will depend heavily on the condition of the home, but the above-average living area and lot size are selling points that tend to hold value over time.

5. How reliable are the ranking comparisons provided?
The rankings are based on comparable homes within the same street, neighbourhood, and citywide categories. They use median benchmarks, so they give a solid sense of where this property stands relative to its peers. However, rankings for assessed value and year built are less straightforward than for size, since condition and renovations aren’t captured in the data.