Property Overview & Key Characteristics
This bi-level home at 32 Gallagher Avenue W in Brooklands presents a practical opportunity centered on its modern build and land value. Built in 2016, it is a notably newer construction compared to most homes on its street and across Winnipeg. The appeal lies in this relative newness, which suggests potentially fewer major maintenance concerns in the near term, and in its full, unrenovated basement offering a blank canvas for future expansion.
The 2,511 sqft lot is a key asset, providing above-average outdoor space for the immediate area. However, with 901 sqft of living area, the home itself is compact and efficient. It does not have a garage or pool. The property’s assessed value is significantly higher than area averages, reflecting its newer construction on a desirable lot.
This home would suit a first-time buyer or an investor looking for a modern, low-maintenance structure with room to grow, either in the unfinished basement or on the sizable lot. It’s also a fit for those who prioritize a newer building envelope over move-in-ready finishes or larger interior square footage.
Frequently Asked Questions
1. What does "bi-level" mean for this property?
A bi-level typically means you enter on a main floor containing common living areas, with a short flight of stairs leading both up to bedrooms and down to a lower level. Here, the lower level is a full, unfinished basement.
2. How does the lot size compare?
The lot is 2,511 sqft, which is around average for Gallagher Avenue W but below the average for both the broader Brooklands neighborhood and Winnipeg overall. Its value is in being larger than many direct street comparables.
3. Why is the assessed value higher than area averages?
The assessed value is above average for the street and neighborhood primarily because the home was built in 2016, whereas most surrounding homes are decades older. The assessment reflects the value of a newer structure on a decent-sized lot.
4. What are the implications of the home being newer in an older area?
This can be a double-edged sword. You benefit from modern construction standards, materials, and systems, which often mean better energy efficiency and fewer immediate repairs. However, the home’s value and character are still closely tied to the established neighborhood.
5. Is the lack of a garage a significant drawback?
This depends on buyer needs. For some, it’s a major inconvenience. For others, the newer build and lot size may outweigh this. The large lot does offer potential for adding a garage or shed in the future, subject to local bylaws and permits.