210 Bredin Drive

Property Overview: 210 Bredin Drive, Winnipeg

Section 1: Key Characteristics & Appeal

This two-storey home, built in 1949, offers 1,496 sqft of living space with a renovated basement and a detached garage. It sits on a standard 5,449 sqft lot in the Kildonan Drive area. The home’s assessed value is $310,000, which positions it as a more accessible entry point within its immediate neighborhood, where values are typically higher.

The primary appeal lies in its value proposition and practicality. For a buyer seeking a solid, established home in this specific area, it presents an opportunity to enter the neighborhood at a relatively lower price point. The renovated basement adds functional living space, a significant plus for a home of this era. It would suit first-time buyers, small families, or practical investors looking for a character home without the premium often attached to fully updated properties in the area. A thoughtful perspective is that while the home’s size is modest for the street, this can translate to lower utility costs and less maintenance, appealing to those seeking efficiency. Its "around average" metrics city-wide suggest a balanced, no-surprises foundation rather than standing out for extreme size or luxury.

Section 2: Frequently Asked Questions

1. How does the assessed value compare to recent sale prices?
The home sold in November 2023 for an estimated $335k-$365k. The current $310k assessment is below that sale range, which may be a point of discussion regarding current market value and property taxes.

2. What does the "below average" assessed value for the street indicate?
It primarily indicates that 210 Bredin Drive has a lower official valuation than most of its direct neighbors. This isn’t necessarily negative; it can mean a more affordable tax base and could reflect the home’s more modest size or the need for some updates compared to others on the block.

3. Is the living space sufficient for a growing family?
At 1,496 sqft, it is smaller than the average home on Bredin Drive (~1,805 sqft). The renovated basement provides crucial extra space, making it workable for a small or young family, but those needing ample room for older children or dedicated offices should carefully consider the layout.

4. What are the implications of a 1949 build date?
This is a typical age for the area. Buyers should budget for age-related maintenance (e.g., roof, windows, plumbing) and ensure any renovations, like the basement, were permitted. The character comes with the responsibility of a proactive maintenance mindset.

5. How does the lot size affect the property?
The lot is slightly below the street average but very close to the city-wide average. It provides a standard outdoor space for gardening or recreation but may not offer as much privacy or expansion potential as larger lots on the street. The detached garage is a valuable asset given the lot dimensions.