Property Overview: 415 Nairn Avenue, Winnipeg
Key Characteristics & Appeal
This 2019-built bi-level home at 415 Nairn Avenue in Chalmers is a notably modern property in a neighbourhood of mostly older homes. Its primary appeal lies in its newness; it ranks in the top 1% for year built both on its street and in the wider area, meaning it likely requires minimal immediate repair and offers contemporary building standards. With 1,000 sqft of living space, it provides average-sized accommodation for the local market. The home sits on a 2,668 sqft lot, which is modest compared to area averages, suggesting lower outdoor maintenance.
The property would suit first-time buyers or practical-minded investors seeking a "move-in-ready" home without the surprises or renovation demands common with older inventory. Its above-average assessed value for the immediate area indicates it is perceived as a premium asset locally, though it remains below the city-wide average for value. The lack of a garage and an unfinished basement point to a simpler, more affordable offering, with the basement presenting a clear opportunity for future customization to add value.
Frequently Asked Questions
1. Why is the assessed value so much higher than the last sale price?
The home last sold in June 2020 for $25,600. Its current assessed value of $27,700 reflects a standard municipal assessment increase over time, influenced by the home's new construction status and market conditions.
2. What does the "top 1%" ranking for year built actually mean?
This statistic highlights that 415 Nairn Avenue is one of the newest homes in its comparison group. On Nairn Avenue itself, it is the newest of 155 comparable properties, with the average home built in 1959. This is its most distinctive feature.
3. Is the smaller lot size a disadvantage?
It depends on your priorities. The lot is below average in size for the city, which limits expansive gardening or outdoor space. However, it also translates to less yard work and can contribute to a lower purchase price, aligning with a low-maintenance lifestyle.
4. Who might this property not suit?
Buyers looking for a large yard, established mature trees, or the classic character of an older Winnipeg home may find this property too compact and modern. Those requiring a garage or immediate finished basement space would also need to factor in additional costs.
5. How does the living area compare to nearby similar-priced homes?
At 1,000 sqft, the living area is very close to the local average. The nearby similar-valued properties listed show a range, with some offering more square footage (like 419 Nairn at 1,440 sqft) but in much older homes (built 1907), illustrating the trade-off between space and modern construction.