860 Bannatyne Avenue – Property Overview

Note: This is a data summary based on the provided listing metrics. All figures are as reported.

1. Key Characteristics, Appeal, and Likely Buyer Profile

This is a 1945-built home with 1,467 square feet of living space on a notably large 5,530-square-foot lot. The property’s strongest feature is its land. On Bannatyne Avenue, it ranks in the top 10% for lot size, and within the West Alexander neighborhood, it ranks in the top 8%. This is roughly 50% more land than the average home on the same street and about 54% more than the average in the immediate area. For buyers who value outdoor space, a garden, or future expansion potential (subject to local zoning), that land is a clear standout.

The assessed value is $260,000. While this is above average for both the street and neighborhood—ranking in the top 23% and top 11% respectively—it is significantly below the citywide average of $390,100. This suggests the home is priced competitively within its specific pocket of the city, even though it’s not a bargain by local street standards. The living area (1,467 sqft) is also above average for the street but roughly in line with citywide norms.

The year built (1945) is typical for the street but older than the citywide average (1966). In the West Alexander neighborhood, however, it’s actually newer than many surrounding homes (average 1921). This is a subtle but useful detail: buyers looking in this area will find a house that’s not the oldest on the block.

Who this property suits: Buyers who prioritize a generous, usable lot over a large or recently renovated interior. It would appeal to those comfortable with a mid-century home who want a property they can add value to over time, either through landscaping, an addition, or simply enjoying more privacy and outdoor room than most nearby homes offer. It’s less suited for someone seeking a turnkey, move-in-ready modern finish or a low-maintenance yard.

2. Five Possible FAQs

1. How does the lot size compare to other homes in the area?
It’s a major strength. The lot is 5,530 sqft, ranking in the top 10% on this street (average 3,898 sqft) and top 8% in West Alexander (average 3,591 sqft). Citywide, it lands in the top 42%, so it’s larger than most city lots but not unusually large by broader suburban standards.

2. Is the assessed value a reliable guide to the asking price?
Assessed value ($260,000) is a baseline for property tax calculation, not a market price. That said, the fact that it’s well above street and neighborhood averages but well below citywide averages suggests it may be priced at a premium for this specific location, not at a discount compared to the rest of Winnipeg.

3. Is the home older than average, and does that matter?
It depends on the comparison. It’s newer than the neighborhood average (1921) but older than the citywide average (1966). For West Alexander, a 1945 build is actually relatively recent. For a buyer focused on this area, age may be less of a concern than in newer suburbs.

4. How does the living space rank against other homes?
At 1,467 sqft, it’s above average for the street (1,150 sqft) but only around average for the neighborhood and city. It’s not a small home, but it’s not oversized either. The value here is less about square footage and more about the outdoor space.

5. What’s the one thing a potential buyer should check before making an offer?
The condition and layout of the original 1945 structure. With a lot this large, the primary question isn’t whether the house is big enough—it’s whether the current floor plan and systems (heating, electrical, plumbing, roof) are in good shape, or if you’ll need to invest significantly in updates. A home inspection is essential, especially given the age.