856 William Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1,065 sqft home built in 1947 on a 3,891 sqft lot, located on William Avenue in Winnipeg’s West Alexander neighbourhood. Its assessed value sits at $198,000.

The property is essentially average for its street and neighbourhood in most respects—living area, lot size, and assessed value all fall within the middle range of comparable homes nearby. The one standout is the year built: at 1947, it’s newer than most homes in West Alexander (top 18% in the neighbourhood), but older than the citywide median. That means you’re getting a postwar build in an area where pre-1920s homes are common, which can be a practical advantage for construction quality and updates.

The appeal here is straightforward: it’s not a flashy property, but it’s solidly average in a way that avoids extremes. The assessed value is well below the citywide average of $390,100, making it one of the more affordable options in Winnipeg overall (top 92% lowest value citywide). That could work well for a first-time buyer looking to get into a central neighbourhood without stretching, or for someone who values location over square footage and is willing to invest in cosmetic updates over time. It’s less suited for someone seeking a move-in-ready showpiece or a large lot for expansion.

Frequently Asked Questions

1. How does this home’s assessed value compare to similar properties nearby?
On William Avenue, the average assessed value is $204,200, so this home is slightly below that. In the wider West Alexander neighbourhood, the average is $187,300—meaning this property sits above the neighbourhood average but below the street average. Citywide, it’s well below the median, which suggests relatively low property taxes compared to many Winnipeg homes.

2. Is the living area smaller or larger than typical homes in the area?
At 1,065 sqft, it’s close to the William Avenue average of 1,090 sqft and slightly below the West Alexander average of 1,299 sqft. It’s noticeably smaller than the citywide median of 1,342 sqft. In practical terms, it’s a compact home typical of older central neighbourhoods—functional for a couple or small family, but tight if you need multiple dedicated rooms.

3. The home was built in 1947—what does that mean for maintenance and systems?
It’s newer than most homes in West Alexander (where the average build year is 1921), which often means it has a more modern foundation and electrical system than pre-1920s houses. However, it’s still 78 years old, so plumbing, heating, and windows may be original or near end-of-life. A thorough home inspection is recommended, particularly for the electrical panel and foundation.

4. How does the lot size compare to other homes in Winnipeg?
The lot is 3,891 sqft—typical for William Avenue (average 3,800 sqft) and slightly above the West Alexander average of 3,591 sqft. But citywide, the average lot is 6,570 sqft, so this is a smaller urban lot. That means less yard maintenance, but also limited space for additions or garages.

5. What type of buyer would get the most value from this property?
Someone who wants to be in a central, older neighbourhood without paying a premium for a fully renovated home. It’s a good candidate for a first-time buyer or an investor who can handle some deferred maintenance. The below-average citywide value and average neighbourhood ranking suggest there’s room for equity growth if the area appreciates, but it’s not a high-flip opportunity in its current state.