1402 Roy Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a compact, post-war starter home in Winnipeg’s Weston neighbourhood, built in 1946. At 700 square feet of living area, it sits below average for the street, neighbourhood, and city—ranking in the bottom tier citywide. The property’s standout feature is its land. The lot measures 4,328 square feet, which is notably larger than the street and neighbourhood averages, putting it in the top 28% on Roy Avenue and the top 15% in Weston.

The assessed value is $173,000—below the street and neighbourhood medians, and well below the citywide average of $390,100. This reflects both the smaller living area and the older era of construction. The home is older than most on the street (built in 1946 versus a 1950 average), but within the Weston neighbourhood, it is newer than many homes from the 1930s.

The appeal here is not in turnkey space or modern finishes, but in the ratio of land to building. A buyer looking at this property should be someone interested in the land value and potential—whether for future expansion, a garage, a workshop, or gardening. It could also suit an investor or first-time buyer willing to take on a modest renovation in a centrally located, established neighbourhood. The property is not for someone seeking a large, updated home in a high-value area, but rather for a buyer who sees long-term value in the lot and doesn’t mind an older, smaller footprint.

Frequently Asked Questions

1. Why is the living area ranked so low citywide but the land area ranks much better?
Living area at 700 sqft is small compared to the typical Winnipeg home (1,342 sqft average), so it falls in the bottom 96% citywide. The land area, however, is 4,328 sqft—above the street and neighbourhood norm, and only slightly below the city average. The home is a classic example of a small postwar bungalow on a generous lot, which is common in older streetcar suburbs like Weston.

2. How does the assessed value compare to similar homes on this street?
The assessed value is $173,000, about $21,500 below the street average of $194,500. This is partly due to the smaller living area, but the larger lot may offset that somewhat. In the neighbourhood, it ranks near the middle, suggesting the assessment is in line with typical Weston properties despite the smaller house.

3. Is the neighbourhood generally older or newer than this property?
The neighbourhood average year built is 1937, so this 1946 home is newer than many surrounding properties. Citywide, however, homes are newer on average (1966), so the property is older than the typical Winnipeg home. This means you’ll find a mix of pre-war and post-war homes in the area, with some mature trees and established streets.

4. What does the land size mean in practical terms for a buyer?
A 4,328 sqft lot (roughly 50 x 85 feet) is large enough for a detached garage, a sizable garden, or a future addition. It also means less shared wall or fence line than modern infill lots. However, it’s worth checking zoning and setback rules before planning any major work, as the home’s age may come with non-conforming lot dimensions.

5. How does this property rank against others in the city for value?
The assessed value ranks in the bottom 5% citywide, making it one of the more affordable homes in Winnipeg by official valuation. Keep in mind this is an assessment, not a market price. The low living area and older construction keep the value down, but the land component may support a higher resale if marketed to the right buyer—especially in a market where lot size is increasingly prized.