Property Overview: 402 Brock Street, North River Heights, Winnipeg
Key Characteristics, Appeal & Ideal Buyer
This home at 402 Brock Street presents a compelling mix of modern convenience and established neighbourhood charm. Built in 1989, it is a notably newer construction compared to most homes on its street and in the mature North River Heights area, where average build dates are from the 1930s and 1940s. This suggests a property likely requiring less immediate upkeep on major aging components, a significant practical advantage.
With 1,841 sqft of living space, the home offers above-average roominess for the city, street, and neighbourhood. Its standout feature is its assessed value of $676k, which places it in the top 6-7% locally and an elite top 5% city-wide. This high valuation relative to peers indicates premium finishes, significant updates, or a particularly desirable layout. It's important to note the lot size of 4,308 sqft is slightly below average for the immediate area, which may mean a smaller yard but also less maintenance.
The appeal lies in acquiring a relatively contemporary home within a prized, established neighbourhood without the typical concerns of a century-old property. It suits buyers looking for move-in readiness, modern building systems, and the stability of a high-value asset in a sought-after location. It would particularly resonate with professionals or families who prioritize interior space and modern amenities over a sprawling traditional lot.
Frequently Asked Questions
1. Why is the assessed value so much higher than neighbouring homes?
The assessed value of $676k ranks in the top tier for the city. This premium typically reflects major renovations, high-quality additions, or superior interior finishes compared to the neighbourhood average. It's a sign of a property that has been significantly upgraded.
2. As a newer home on an older street, are there any potential drawbacks?
While newer systems are a benefit, the home's architecture and lot size may differ from the neighbourhood's traditional character. The smaller lot means less private outdoor space than some neighbours have, which could be a trade-off for the low-maintenance advantage.
3. What does the sold price range of $800k-$850k tell us?
The recent sale at a price significantly above the high assessed value indicates strong market demand and buyer competition for a move-ready, modern home in this area. It confirms that the market valued its condition and features well above the municipal assessment benchmark.
4. How meaningful is the "newer" build year in practical terms?
A 1989 build year generally means more modern electrical wiring, plumbing, insulation, and building envelope standards than pre-1950s homes. It can translate to lower immediate repair costs and potentially better energy efficiency.
5. Where can I verify the exact sale price and renovation history?
The provided data is based on public records. For fully verified transaction details and a complete history, you must request a manual lookup from the site via email, as MLS data is not displayed here due to industry regulations.