1523 Leila Avenue

Property Overview

This renovated bi-level at 1523 Leila Avenue in Amber Trails offers a practical and well-positioned family home. Built in 2005, its key appeal lies in a combination of modern updates, a desirable neighbourhood ranking, and a strong value history. The home features a renovated basement and a detached garage on a lot that is larger than most on the street. Recent sales data shows consistent value, with the property selling above its assessed price in both 2022 and 2023. Its standout characteristic is its location: the property ranks in the top 1% for lot size within the entire Amber Trails neighbourhood, offering more outdoor space than nearly all comparable homes.

This home would suit first-time buyers or growing families looking for a move-in ready property in a well-regarded area without the premium price of a brand-new build. It’s also a sensible choice for value-conscious buyers who appreciate concrete metrics—the lot size ranking and recent stable sales history provide clear, grounded evidence of the property’s standing. A less obvious perspective is its potential appeal to buyers who prioritize future flexibility; the large lot and existing renovation work create a solid foundation for further personalization or expansion.

Frequently Asked Questions

1. How does the "renovated basement" add value?
A finished basement immediately increases the usable living space of the home, which is particularly valuable in a bi-level layout. It provides flexible space for a family room, home office, or guest area without the need for immediate investment.

2. The home ranks in the top 19% for assessed value on its street. Is that a concern?
Not necessarily. This indicates the municipal assessment is higher than most neighbours', which often reflects updates and improvements. This is supported by the fact the home sold for significantly more than this assessed value in 2023.

3. What does the lot size ranking actually mean for me?
Ranking in the top 1% in the neighbourhood for land area means you are getting one of the largest standard lots in Amber Trails. This translates to more private outdoor space, better potential for gardening or play, and a generally less crowded feel compared to nearby properties.

4. The living area is ranked lower than the lot size. Is the house small?
At 1,178 sq ft, the living area is above average for the street but closer to the median for Winnipeg. The bi-level design often uses space efficiently, and the renovated basement effectively adds to the functional square footage, which isn't always captured in the main living area figure.

5. The home has sold twice in recent years. Is that a red flag?
The recent sales in 2022 and 2023 show a stable and slightly increasing value in a short period, which is a positive market indicator. The reasons for sale are common and not inherently negative—such as relocation or life changes—and the consistent value suggests the property holds its appeal.