1364 Winnipeg Avenue W – Property Summary

Key Characteristics & Appeal

This is a compact, older home in the Weston area of Winnipeg with a living area of 740 sqft—smaller than most comparable properties on its street, in the neighbourhood, and across the city (ranking in the bottom 6% citywide). The house was built in 1945, which is newer than many nearby homes (top 28% on the street) but older than the citywide average. The land area of 3,660 sqft sits close to the median for both the street and the neighbourhood, though it is well below the citywide average lot size of 6,570 sqft.

What stands out is the assessed value: at $244,000, this home is ranked in the top 18% on its street and top 12% in the neighbourhood, well above local averages of roughly $198,000 and $185,000. This suggests the property holds relatively high value relative to its modest size—likely due to its age, location, or other attributes not captured in square footage alone. Citywide, it falls in the bottom 16%, meaning it is priced below most Winnipeg homes.

The appeal here is not about space. A buyer looking for a larger living area or a big lot will be disappointed. Instead, this property suits someone who values a smaller, older home in a well-established area where assessed values are comparatively strong. It could be a fit for an investor seeking a lower-entry price point in a neighbourhood where per-square-foot values are above average, or for a buyer who prioritizes location and character over floor area. The combination of a small house with a relatively high assessed value may also signal that the land itself carries more weight in this market—something to consider if redevelopment potential exists within current zoning.

Frequently Asked Questions

1. Is this home overvalued given its small size?
Not necessarily. The assessed value is high relative to other homes on the street and in the neighbourhood, but that often reflects factors like lot location, condition, or recent renovations. It’s worth comparing the assessment to recent sale prices of similar nearby homes to see if the market agrees.

2. How does the living area compare to typical homes in Weston?
It’s below average. The neighbourhood average for comparable homes is 936 sqft, and this property is 740 sqft. On the street specifically, it’s in the bottom 13%, so it’s one of the smaller homes in the immediate area.

3. Is the land size large enough for an addition or a new build?
At 3,660 sqft, the lot is average for the street and neighbourhood, but small compared to typical Winnipeg lots (which average over 6,500 sqft citywide). Whether you can build or expand depends on zoning bylaws, setbacks, and what’s allowed on this specific street—best checked with the city.

4. Why is the assessed value above average locally but below average citywide?
This often happens in older, established neighbourhoods like Weston. Homes there tend to have smaller footprints and lot sizes than newer suburban developments, so values are lower than the citywide average. But within Weston, this particular home is valued higher than most of its immediate neighbours, likely due to its condition, location, or features that aren't reflected in size alone.

5. What does it mean that the house is “newer” on the street but older than the city average?
Built in 1945, this property is newer than the street average (1934) and about average for Weston (1937), but much older than the average Winnipeg home (1966). So it’s typical for the neighbourhood but older than what you’d find in newer parts of the city. That could mean original construction details or character features, but also potential for older systems that may need updating.