Property Overview: 1102 Clarence Avenue, Winnipeg
Key Characteristics & Appeal
This home at 1102 Clarence Avenue in Maybank stands out for its modern build date (2012) and above-average living space. Its primary appeal lies in its strong positioning within its immediate area. The nearly 1,400 sqft home ranks in the top 15% for size, top 9% for assessed value ($470k), and top 15% for age on its own street, indicating it is a larger, newer, and more valuable property compared to most of its Clarence Avenue neighbours. This trend holds for the wider Maybank area, where its rankings are even stronger.
The appeal is for buyers seeking a move-in ready, modern home without sacrificing interior space, set within an established neighbourhood. It suits someone who prioritizes a contemporary layout and systems over a large yard, as the lot size is notably smaller than area averages. This is a practical choice for professionals, small families, or downsizers who want low-maintenance living but more room than a typical condo or townhouse, all within a community of mostly older homes.
Frequently Asked Questions
1. How does the smaller lot size impact the property?
While the home itself is spacious, the lot is compact. This means lower exterior maintenance and potentially lower property taxes tied to land value, but it also limits potential for expansions like large decks, pools, or extensive landscaping. It emphasizes the home as a comfortable interior space rather than an outdoor retreat.
2. The assessed value seems high for the area. Is it overvalued?
The assessment ranks in the top 4% for Maybank, reflecting its modern build and larger living area compared to area norms. It’s not necessarily overvalued, but it does indicate you are paying a premium for a newer, above-average home in the neighbourhood. This can be a positive for resale to similar buyers but may appreciate differently than older, character homes on larger lots.
3. What does the 2021 sale price range tell us?
The prior sale in the $400k-$450k range suggests the current assessed value of $470k has risen in line with recent market trends. Reviewing the exact sale price (available by request) would provide a clearer baseline for understanding the market's movement on this specific property.
4. Who are the typical neighbours?
Based on comparison data, most nearby homes are significantly older (built in the 1950s-60s) and often sit on larger lots. You would be living in one of the newest homes on the block, which can be an advantage for modern amenities but may result in a different aesthetic and pace compared to the surrounding houses.
5. What are the trade-offs compared to a similarly priced home elsewhere in Winnipeg?
Citywide, this home's living area is about average, and its lot size is below average. For a similar price point, you might find an older home with more land in another area. Here, your investment is primarily in the modern structure and its desirable position within Maybank, rather than in land value.