Property Overview
This two-storey home at 278 Harbison Avenue W in Winnipeg's Chalmers neighbourhood presents a distinct profile. Its primary appeal lies in being a modern structure (built in 2021) within an established area, offering a move-in-ready canvas without the concerns of an older home's major systems. With 1,152 sqft of living space, it is notably larger than many neighbouring homes, providing above-average room for its immediate locale. The lot size of 2,288 sqft is modest for the city but typical for the street, emphasizing a low-maintenance yard.
The property suits first-time buyers or investors seeking a newer, efficient build with minimal immediate upkeep. Its assessed value ranks highly for the street and neighbourhood, suggesting a solid foundation for the area. A thoughtful perspective is that this home offers modern living in a mature community—a trade-off between a smaller, private outdoor space and the benefit of being part of a long-established neighbourhood fabric. The unrenovated basement presents a clear opportunity for future expansion tailored to an owner's needs.
Frequently Asked Questions
1. What does "above average" living area for the neighbourhood mean?
It means that at 1,152 sqft, this home has more interior space than roughly 80% of comparable homes in Chalmers, where the average is about 953 sqft. You're getting a relatively spacious home for this specific area.
2. The assessed value seems low. Is that the sale price?
No, the municipal assessed value for taxation purposes is $30,300. The home last sold for $30,400 in February 2022. These figures are typical for the Chalmers area and should not be confused with current market listing prices, which are determined by the seller.
3. What are the implications of the home being built in 2021?
It's among the newest homes on the street (top 1%), so major components like roofing, windows, furnace, and electrical are under 5 years old. This typically translates to lower immediate repair costs and modern energy efficiency standards.
4. Is the small lot size a disadvantage?
It depends on your priorities. The lot is smaller than the Winnipeg average, which means less yard maintenance. For the specific street and Chalmers neighbourhood, however, it's quite typical. It's ideal for those who prefer indoor living space over extensive outdoor space.
5. What should I know about the basement?
The listing notes a basement exists but is "not renovated." This means it is likely unfinished or in a very basic state, presenting both a blank slate for future development and a potential upfront project if finished living space is required immediately.