304 Alfred Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1,408-square-foot home built in 1922, sitting on a 3,266-square-foot lot on Alfred Avenue in Winnipeg's William Whyte neighbourhood. Its main appeal is straightforward: you get above-average living space and assessed value relative to nearby homes, but at a price point that sits well below citywide averages. The lot is standard for the area but small by Winnipeg standards overall.

The property performs noticeably well on its own street—ranking in the top 13% for living area and top 30% for assessed value. This suggests it's larger and more valuable than most houses immediately around it. At the neighbourhood level, it remains comfortably above average on both measures.

Where this property becomes less conventional is in its citywide context. The assessed value ranks in the bottom 7% across Winnipeg, reflecting how affordable this home is relative to the broader market. The lot is also significantly smaller than the citywide average. Buyers should be aware this is a value-oriented property in an older, closer-in neighbourhood—not a suburban-style home with yard space.

This property would suit: First-time buyers looking for more square footage than typical starter homes in the area, or investors focused on older neighbourhoods where below-city-average pricing may offer better entry points. It may also work well for someone who values street-level comparison data and wants a home that stands out positively within its immediate block. It's less ideal for buyers who want a large lot, a newer build, or citywide prestige.

Frequently Asked Questions

1. What does "above average" on its street actually mean for resale?
On Alfred Avenue, this home is in the top 13% for size and top 30% for value. That relative strength could help it hold value compared to smaller or lower-assessed neighbours, but the street itself isn't a high-value corridor—so the local premium is modest, not transformative.

2. Is the 1922 build a concern?
It depends on maintenance history, which isn't included in the data. Homes from that era in William Whyte can have solid bones but often need updates to electrical, plumbing, or insulation. A home inspection would be essential—age alone isn't a dealbreaker, but deferred maintenance is.

3. Why is the lot size "below average" citywide but typical for the neighbourhood?
Citywide lot averages in Winnipeg are pulled higher by newer suburban developments with large parcels. In the William Whyte neighbourhood, lots are consistently around 3,200–3,300 square feet. This property matches the local norm, so you're not getting less than neighbours—just less than what citywide averages suggest.

4. How does the assessed value relate to market price?
Assessed value is a municipal estimate, not a market valuation. Here, the 187k assessment is above the street and neighbourhood averages, but well below the Winnipeg median. In practice, sale prices in this area can vary significantly from assessments depending on condition, demand, and recent renovations.

5. Is this considered a good investment in the William Whyte area?
William Whyte is an older, centrally located neighbourhood with pockets of renewal and others still in transition. Below-average citywide pricing combined with above-average local sizing could offer upside if the area continues to improve, but it's not a sure bet. The data suggests it's already a strong relative value on its street—future gains depend more on neighbourhood trends than the house itself.