Property Overview
This 2019-built bi-level at 506 Beresford Avenue offers a modern, low-maintenance footprint in the established Lord Roberts neighbourhood. Its primary appeal lies in being a newer construction (top 4% in Winnipeg for age) on a good-sized lot (top 14% in Winnipeg for land area), a rare combination in the area. The home features a renovated basement and nearly 1,000 sq ft of living space. It suits first-time buyers seeking a move-in-ready, modern home without a major renovation project, or downsizers who want a manageable layout but still value a generous private yard. A thoughtful perspective is that this property represents a "best of both worlds" scenario: it provides the contemporary build quality and systems of a new home while being rooted in a mature, tree-lined community with character, avoiding the sometimes-temporary feel of a brand-new subdivision.
Frequently Asked Questions
1. Is this a good investment for the area?
The sales history shows significant value growth from its 2019 sale at $433,000 to $460,000 in 2021. Its assessed value remains notably lower than those sale prices, which is common for newer builds as assessments catch up to market value. Being a newer home in an older neighbourhood often positions it well for long-term appreciation.
2. What are the pros and cons of a bi-level design?
Pros include a clear separation of living and sleeping areas, often with walk-out basement potential, and an efficient, compact layout. The main con is that the entryway is typically a half-flight of stairs up to the main living area and down to the lower level, which may not suit those with significant mobility concerns.
3. How does the lack of a garage affect usability?
While there is no garage, the large lot (over 3,100 sq ft) provides ample space for adding a detached garage or a substantial parking pad, subject to city bylaws. The lot size is a key asset here, offering flexibility that many newer infill properties on smaller lots do not.
4. What is the Lord Roberts neighbourhood like?
Lord Roberts is a central, mature neighbourhood near the Osborne Village and Corydon Avenue areas, known for its classic character homes, tree-lined streets, and convenient location. This property offers a modern alternative within that established setting.
5. Why is the assessed value so much lower than the last sale price?
Municipal assessments for tax purposes often lag behind rapid market appreciation, especially for a newer home that has gained significant value in a short time. The assessed value should not be interpreted as the current market value; the recent sales history is a more relevant indicator.