Property Summary: 2708 Assiniboine Avenue

Overview & Key Characteristics

This is a well-positioned home in Woodhaven that stands out primarily for its relatively recent construction and high assessed value compared to nearby properties. Built in 2001, it is significantly newer than most homes on Assiniboine Avenue—ranking in the top 2% of the street—and is among the newest in the entire Woodhaven neighbourhood, where the average build year is 1953. For buyers who value modern construction without the premium of a brand-new build, this is a rare find in an established area.

The property sits on a 9,828 sq ft lot, which is close to the street average but comfortably above the citywide median. The living area of 1,580 sq ft is slightly below the street average, but still lands in the top third of Woodhaven and the top quarter of Winnipeg overall. This suggests a home that is not oversized, but efficiently laid out relative to its lot.

Where the property really stands out is in its assessed value. At $853,000, it ranks in the top 7% of the street and top 3% of the neighbourhood, reflecting both its newer construction and the desirability of the location. Buyers should note that this is not necessarily a market price, but the tax assessment—a strong indicator of how the city appraises the property relative to its surroundings.

Who it suits: This home is best suited for buyers looking for a newer, well-maintained property in a mature neighbourhood without needing major renovations. It would appeal to families or professionals who want a solid lot size, a modern floor plan, and the stability of an area like Woodhaven, where older homes dominate. It is less suited for those seeking maximum square footage for the price, or for buyers who prefer a property with vintage character.

FAQs

1. How does the assessed value compare to actual market value?
The assessed value ($853,000) is based on the city's valuation model, not a recent sale price. It places the home in the top tier of the neighbourhood. Actual market value depends on condition, finishes, and current demand, but the assessment suggests this property is priced well above the local average—both on its street and in Woodhaven.

2. Is the living area small for the lot size?
At 1,580 sq ft, the home is slightly below the street average (1,763 sq ft) but sits on a 9,828 sq ft lot. That gives room for potential expansion or outdoor living, which some buyers may prefer. It is not cramped, but it is not a large home by local standards.

3. Why is the home so new compared to others on the street?
The average build year on Assiniboine Avenue is 1960, and in Woodhaven it is 1953. This home was built in 2001, likely as an infill project or replacement of an older structure. That means modern construction standards, better insulation, and updated systems—but also a different architectural style than the surrounding homes.

4. How does the land size compare to other properties in the city?
The lot is in the top 6% citywide for size, which is notable. While it is slightly below the street average (10,920 sq ft), it is still generous—especially for a property built in 2001. Many newer subdivisions have smaller lots, so this offers more outdoor space than typical for its era.

5. What should a buyer look out for given the age of the home?
Since the home is 23 years old (as of 2024), major systems like the roof, furnace, and windows may be nearing the end of their expected lifespan, depending on maintenance. A newer home like this often avoids the structural concerns of older houses, but a home inspection should still focus on mechanicals and any deferred upkeep.