535 Aberdeen Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1,020 sqft home built in 1994, sitting on a 2,999 sqft lot in the William Whyte neighbourhood of Winnipeg. What stands out most is the year built: at 1994, it's significantly newer than most homes on the street (average 1930) and in the surrounding area (average 1927), placing it in the top 10–12% locally. That means fewer of the structural and mechanical surprises that come with older housing stock. The assessed value of $212,000 is well above the street and neighbourhood averages, which reflects that newer construction and likely better condition or finishes. However, the living area is about average for the street and neighbourhood, and below average citywide. The lot is also on the smaller side relative to the neighbourhood and city benchmarks.

The appeal here is subtle but real. A buyer gets a relatively modern home in an older, established neighbourhood—less common than you might think. The assessed value being higher than the local median suggests this property has already held its value better than many nearby homes. The trade-off is the smaller lot and modest square footage. It suits a buyer who prioritizes a move-in-ready, low-maintenance home over space or a large yard. It could work well for someone starting out, downsizing, or looking for a rental property with fewer deferred maintenance issues than the typical older home in the area.

Frequently Asked Questions

1. How does this home compare to others on Aberdeen Avenue?
It's newer than nearly 90% of homes on the street and valued about 26% above the street average. The living area and lot size are close to typical for the street—nothing unusual there. So you're getting a newer home without paying a premium for extra space or land.

2. What does "above average" assessed value actually mean for property taxes?
Assessed value is the city's estimate of market value used to calculate property taxes. A higher assessed value means the tax bill will likely be higher than on the average home in the neighbourhood. But since the assessment is based on comparable sales, it also indicates the property is worth more—so you're paying for real value, not an inflated figure.

3. Is a 1994 home really that much better than a house from the 1920s or 1930s?
It depends on what you value. A 1994 home will have modern electrical, plumbing, insulation, and likely a newer roof and furnace than most century homes in William Whyte. You avoid knob-and-tube wiring, lead pipes, and settling foundations. On the flip side, the craftsmanship and materials in some older homes can be superior. For most buyers, 1994 means fewer urgent repairs and better energy efficiency—but you lose some of the character and larger lots common in older properties.

4. Why is the assessed value above the neighbourhood average but below the city average?
The neighbourhood (William Whyte) has a relatively low average assessed value of $149,100. This home is above that, but Winnipeg's citywide average is $390,100, which includes pricier areas like River Heights, Tuxedo, and newer suburban developments. So this is a strong value within its immediate area but not competitive with higher-end parts of the city.

5. What should I look out for given the smaller lot size?
A 2,999 sqft lot limits expansion, so don't plan on adding a large garage, shop, or significant addition. It also means less outdoor space for gardening, kids, or pets. On the positive side, smaller lots mean less yard maintenance and lower costs for fencing, landscaping, and snow clearing. For someone who doesn't need or want a big yard, it's a practical trade-off.