886 Bannatyne Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 708 sqft home built in 1945, sitting on a 4,423 sqft lot in Winnipeg’s West Alexander neighbourhood. The property’s main draw is the land. At over 4,400 sqft, the lot ranks in the top 28% on the street and top 21% in the area—noticeably larger than the neighbourhood average of 3,591 sqft. The assessed value ($234k) also runs above the local average ($187k), suggesting the land is contributing to the price more than the house itself.

The living area, however, is compact. At 708 sqft, it’s well below the street and neighbourhood averages (1,150 and 1,299 sqft respectively), and ranks in the bottom 16% citywide. The house is also older than most properties across Winnipeg (built 1945 vs. a citywide average of 1966), but it’s around average for its own street and slightly newer than much of the surrounding area, where many homes date to the 1920s.

Where the appeal lies: For a buyer who values outdoor space, privacy, or the potential to expand, this lot offers room that’s hard to find on this street. The modest interior might suit someone who’s handy, or who doesn’t need much square footage but wants a proper yard in a central neighbourhood. It could also work as a starter home, a downsizing option where outdoor space matters more than interior size, or a renovation project where the land is the real asset.

What buyer it suits: Someone looking for a smaller footprint with a generous lot, likely in an older, established area. Not ideal for someone needing large living spaces or a move-in-ready modern interior. The land-to-house ratio makes this an interesting proposition for those who see potential in reconfiguring, adding on, or simply enjoying a bigger yard than most neighbours have.

Five Possible FAQs

1. How does the property’s size compare to others nearby?
The house interior is smaller than average—708 sqft vs. about 1,150 sqft on the street. But the lot is larger than most, at 4,423 sqft versus the neighbourhood average of 3,591 sqft. It’s a case of a below-average home on an above-average piece of land.

2. Is the assessed value a good indicator of market price?
Assessed value ($234k) is above the neighbourhood average ($187k), partly because the lot is bigger. But it’s well below the citywide average ($390k). Assessment and market price aren’t the same thing, but the value here leans more on the land than the building.

3. How old is the house, and is that a concern?
Built in 1945, which is typical for this street (average 1941) and somewhat newer than the broader West Alexander area (average 1921). Citywide, it’s older than most homes. Older construction often means solid materials, but expect maintenance needs—especially around foundations, wiring, and plumbing. A home inspection is wise.

4. Does this property have expansion or redevelopment potential?
The lot is generous by local standards, which could allow for an addition, a garage, or a laneway suite (subject to zoning and permits). The existing house is small, so there’s room to grow. Buyers should check with the city about setback rules and allowable density before planning anything major.

5. Who typically buys in West Alexander?
West Alexander is a central, older neighbourhood with a mix of renters and long-term owners. Buyers here are often drawn to the proximity to downtown, the mature tree canopy, and the larger lots compared to newer subdivisions. It’s not a high-gloss area, but it’s stable and practical—appealing to people who want space and location over brand-new finishes.