1564 Pacific Avenue W – Property Summary

Key Characteristics & Ideal Buyer Profile

This is a modern, newer-build home (constructed 2013) in Winnipeg’s Weston area, sitting on a 2,570 sqft lot with 934 sqft of living space. Its standout feature is value: the property is assessed at $304,000, which places it in the top 7% on its street and the top 4% in the neighbourhood for assessed value, while the home itself is newer than 93% of properties citywide. The land area is relatively modest compared to city averages, but the living area is on par with nearby homes.

The appeal lies in strong value relative to its surroundings. The assessed price is well above the street and neighbourhood averages ($186k–$185k), yet the home itself is not oversized or on a large lot—suggesting the value comes from its recent build, condition, and location, not square footage. Citywide, it falls in the top 70% for assessed value, meaning it’s priced similarly to many older, larger homes but offers newer construction.

This property would suit first-time buyers or downsizers who want a modern, low-maintenance home without paying a premium for extra land or living space. It also appeals to value-focused investors looking for a newer asset in a neighbourhood where comparable homes are older and less expensive. The trade-off is clear: you get a newer house, but on a smaller lot and in a less central part of Winnipeg.

Frequently Asked Questions

1. How does this home compare to others on Pacific Avenue W?
It’s significantly newer (2013 vs. 1936 average) and has a much higher assessed value ($304k vs. $186k average). Living area is around average (934 sqft vs. 986 sqft), and the lot is slightly smaller than the street norm.

2. Is the assessed value of $304k realistic for the market?
The assessment is well above the street and neighbourhood averages, but citywide it’s around average for comparable homes. That gap suggests the property’s value is driven by its modern construction in an area where most homes are much older. It may also reflect strong local demand for newer builds.

3. Why is the land area considered “below average” citywide but not locally?
Citywide, Winnipeg has many homes on large lots (average 6,570 sqft), so 2,570 sqft is small in that context. But locally on Pacific Avenue and within Weston, lots are generally modest (averages around 2,925–3,269 sqft), so this property’s lot size is fairly typical for the area.

4. What does “top 4% in the neighbourhood” for assessed value actually mean?
Out of 1,736 comparable homes in Weston, only 61 have a higher assessed value. That’s an elite ranking locally, but it doesn’t necessarily mean the home is overpriced—it likely reflects its newer condition and finishes relative to the aging housing stock in the area.

5. Is this a good option for someone who wants a large yard or extra space for expansion?
Probably not. The land area is on the smaller side even by local standards (top 61% on the street), and citywide it’s in the bottom 6%. If outdoor space or room to add an extension is a priority, you’d want to look at properties with larger lots—though you’d likely sacrifice the newer build and higher assessed value.