628 Redwood Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a newer infill home in Winnipeg’s William Whyte neighbourhood, built in 2019. At 1,000 square feet of living area on a 3,383-square-foot lot, it’s compact by citywide standards—the average home in Winnipeg is larger, both in floor space and land. But the property stands out sharply for its assessed value relative to its surroundings: it ranks in the top 8% on its street and top 2% in the neighbourhood, with an assessment of $298,000 versus neighbourhood averages around $150,000. Year built is similarly elite—top 1% locally and top 4% citywide—meaning this home is dramatically newer than most nearby houses (many built in the 1920s and 1930s). The living area is about average for the street and neighbourhood, and the land area is typical for the area but well below the citywide norm.

The appeal lies in value concentration: you’re paying for a modern, low-maintenance home in a neighbourhood where most housing stock is older and less expensive. This isn’t a luxury finish-out; it’s a well-placed newer build that likely offers energy efficiency, updated systems, and less deferred maintenance than the surrounding century-old homes. The mismatch between high assessment and modest size suggests the premium is for the building’s age and condition, not square footage.

This property would suit a first-time buyer or small family who wants a move-in-ready home without the renovation fatigue common in older Winnipeg neighbourhoods. It may also appeal to an investor looking for a low-vacancy asset in an area with rising assessments, or a downsizer who values a newer footprint over land. Buyers who prioritize large yards, expansive living space, or traditional character should look elsewhere.

FAQs

1. How does this home’s assessed value compare to similar newer builds in the area?
The $298,000 assessment is well above the William Whyte neighbourhood median of roughly $149,000, but it’s still below the Winnipeg citywide average for comparable homes ($390,000). That gap suggests this property is relatively affordable for a newer house within city limits, though it’s a clear outlier in its immediate neighbourhood. Would likely appraise near the assessment, but a local agent can confirm comps.

2. Is the 1,000 sqft living area small for a 2019 build?
Slightly below the street average (1,005 sqft) and the neighbourhood average (1,158 sqft). Citywide, the typical home has about 1,342 sqft. So yes—this is a compact floor plan. That’s common for infill construction on smaller lots in older neighborhoods. It’s not a starter home from the 1950s; it’s a modern design that maximizes usable space. Expect open-concept layout with efficient flow.

3. Why is the lot size so small compared to citywide averages?
The lot is 3,383 sqft—typical for the street and neighbourhood (both hover around 3,300–3,450 sqft). Citywide average land area is nearly double that (6,570 sqft). That’s because William Whyte is an older, dense grid neighbourhood with narrow lots and limited rear yards. For buyers who grew up with large suburban lots, this will feel tight, but it’s standard for this part of Winnipeg. Backyard uses will be more about a patio and maybe small garden than lawn.

4. How reliable are these rankings?
They’re based on city assessment data and public property records. Rankings compare this home against all properties classified as “comparable” within each scope (street, neighbourhood, city). The tier labels (Elite, Above Average, etc.) come from where the property falls in the percentile distribution. Local agents or appraisers can verify specific comps. These numbers give a solid directional picture, but they should be cross-checked with recent sales, as assessment data can lag by a year or more.

5. What does “Top 1% for year built” actually mean in practical terms?
It means this home is newer than 99% of the properties in its neighbourhood and 96% of properties citywide. That translates into several real-world advantages: modern insulation, windows, roofing, and likely code-compliant electrical and plumbing. You’re unlikely to face knob-and-tube wiring, lead pipes, or asbestos. However, it also means you’re in a pocket of older homes, so street character varies block to block. Some buyers appreciate the contrast; others find the mix jarring. Worth a walk around the block at different times of day.