Property Overview: 21 Thackeray Avenue

Key Characteristics & Ideal Buyer Profile

This is a 1,322-square-foot home built in 1962, sitting on a 6,482-square-foot lot in the Westwood neighbourhood of Winnipeg. Its main draw is strong value relative to its surroundings. The property ranks first on its street for assessed value (top 6%), and second for living space (top 11%)—meaning it's one of the larger, more valuable homes on Thackeray Avenue. City-wide, assessed value sits in the top 25%, and lot size ranks in the top 23%, so it holds its own well beyond the immediate street.

The home's appeal lies in having above-average living space and a notably higher assessed value than peers, without being an outlier in age or lot size. It's not the newest house (built near the average for the street, slightly older than the neighbourhood average), but the value isn't driven by new construction. This suggests a well-maintained property or one that has had meaningful updates, rather than being purely speculative. The lot is close to the street average, so the higher value likely comes from the house itself—size, condition, or finishes.

This property would suit buyers who want a solid, established home in a mature neighbourhood, with good space and value relative to similar homes on the block and across the city. It's less suited for someone seeking a newer build or a fixer-upper with a large yard, as the lot is typical and the age is mid-century. Practical buyers—families, couples, or investors—who prioritise square footage and assessed value over trendiness would find this a grounded choice.

Frequently Asked Questions

1. How does this home's size compare to others nearby?
It's significantly larger than the average on Thackeray Avenue (1,191 sqft vs. 1,322 sqft), ranking second out of 18 homes. In the broader Westwood neighbourhood, it's close to the average (1,372 sqft), ranking in the top 42% of over 2,500 properties. So, it's a standout on its street, and solidly average within the community.

2. Why is the assessed value so much higher than the street average?
The assessed value of $472,000 is the highest on the street (top 6%), while the street average is $361,000. This gap is larger than the size difference alone would explain. Likely reasons include better condition, recent renovations, or finishes that boost market value. It's worth investigating if the assessment reflects major upgrades or just a favourable location within the street.

3. Is the construction age a concern?
At 1962, the home is around the average age for the street (1963) but older than Westwood's average (1966) and the city's average (1966). It's not exceptionally old for the area—many surrounding homes are similar. Buyers should consider typical mid-century considerations such as original wiring, plumbing, windows, or insulation, but the age alone isn't an outlier here. A home inspection would clarify the condition.

4. How does the lot size compare, and does it add value?
The lot is 6,482 sqft, almost identical to the street average (6,478 sqft) and slightly smaller than the city average (6,570 sqft). It ranks in the top 23% city-wide, which is good, but not exceptional within Westwood (top 30%). The lot is a solid, typical size for the area—not a selling point on its own, but not a drawback either. The value is more in the house than the land.

5. Who would this property not suit?
It's less ideal for buyers wanting a newer home (post-2000s), a very large lot, or a property that's a bargain relative to the street (since it's priced at the top). Also, if you need a home that's cheaper than most in the neighbourhood, this isn't it—its assessed value is well above both street and community averages. It's a strong choice for someone prioritising space and established value over affordability or recency.