2232 Gallagher Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a compact single-family home in the Weston area of Winnipeg, built in 1910. The livable area is 640 sq ft, well below the street, neighbourhood, and city averages. The lot is a more competitive feature: 2,992 sq ft places it in the top 30% on Gallagher Avenue and near the median in Weston, though it falls behind the citywide norm. The property’s assessed value sits close to the local average at $158,000, but well below Winnipeg’s typical $390,000. The building itself is older than most surrounding homes, though not unusually so for the street.

The appeal here is not in space or modern finishes, but in affordability and lot-to-house ratio. A smaller footprint on a relatively generous lot (for the street) means potential for expansion, a garage, or outdoor living—if zoning allows. It suits buyers who are comfortable with an older home and see land value as the primary asset: first-time buyers priced out of larger homes, renovators looking for a project in a lower-cost pocket of the city, or investors prioritizing lot size over livable square footage. It may also appeal to someone downsizing from a larger home who values yard space over interior rooms.

Five Possible FAQs

1. Is the small living area a deal-breaker for resale later?
Not necessarily. The 640 sq ft is notably smaller than the city norm, but on a street where most homes are around 1,000 sq ft, it stands out primarily for its size—not its condition. Buyers who prioritize lot size over interior square footage are the likely future market. A shrewd renovation that opens up the floor plan could offset the square footage disadvantage.

2. How does the age of the home affect insurance and maintenance?
Built in 1910, it’s older than 94% of homes citywide. Expect higher premiums and more frequent upkeep on systems like knob-and-tube wiring, lead pipes, or foundation work. However, being older than the street average by only about 30 years suggests some neighbours have modernized—and this property may have too. Always verify with a thorough inspection.

3. Is the assessed value a reliable indicator of market price?
Assessed value ($158,000) is used for property tax calculation, not market value. The assessment is near the local average, but market price depends on condition, renovations, and demand. The fact that assessed value is far below the citywide average doesn’t automatically mean the property is undervalued—it reflects the neighbourhood’s overall lower price point.

4. What does “top 30% for land area on the street” actually mean?
It means only 29 other homes on Gallagher Avenue have a larger lot. While the land area (2,992 sq ft) is modest by Winnipeg standards, it’s generous relative to neighbours. That could translate to more privacy, space for a garden, or potential to subdivide or add a secondary suite, depending on local bylaws.

5. How does this home compare to others in Weston as a whole?
For living area, it’s in the bottom 10% of the neighbourhood. For land area, it’s around the middle (45th percentile). The assessed value sits near the neighbourhood median. So it’s a smaller house on an average lot, with a price that reflects local norms—not a bargain or a premium. Buyers should expect it to feel compact compared to other Weston homes.