954 William Avenue – Property Summary
Key Characteristics & Buyer Profile
This 1953 home on William Avenue in Winnipeg’s West Alexander neighbourhood stands out primarily for its generous land area. The lot measures 6,335 sqft, which places it in the top 4% on the street and top 3% in the neighbourhood—significantly larger than the typical lot in the area (roughly 3,800 sqft on the street, 3,591 sqft in the neighbourhood). The living area is 1,814 sqft, also well above average for both the street (1,090 sqft) and neighbourhood (1,299 sqft), and in the top 17% citywide.
The assessed value is $283,000. While this is above average for the street ($204,200) and well above the neighbourhood average ($187,300), it sits below the citywide median ($390,100). This suggests the property offers above-average space and land at a comparatively modest price point relative to Winnipeg as a whole.
The home’s appeal lies in its combination of a large lot, substantial living area, and relatively low assessed value—a rare mix. It would suit buyers who prioritize outdoor space, gardening, or future expansion potential without paying a citywide premium. Families or investors looking for a property with strong neighbourhood value relative to its footprint may find it particularly attractive. The 1953 build is newer than many homes on the street (average 1939) and in the neighbourhood (average 1921), which could mean fewer immediate structural concerns than older stock, though a full inspection remains essential.
Frequently Asked Questions
1. How does the assessed value compare to similar homes in the area?
The assessed value of $283,000 is above the street average ($204,200) and neighbourhood average ($187,300), reflecting the home’s larger size and lot. However, it’s well below the citywide average of $390,100 for comparable homes, indicating that this property offers more space for a lower citywide price point.
2. Is the land area considered unusually large?
Yes. At 6,335 sqft, the lot is in the top 4% on William Avenue and top 3% in West Alexander. The street average is 3,800 sqft, and the neighbourhood average is 3,591 sqft. It’s still above average citywide but less extreme—top 25%.
3. What does “Top 8%” on the street mean for living area?
It means that among 365 comparable homes on William Avenue, this property ranks 30th largest by living area (1,814 sqft). The street average is 1,090 sqft, so it’s nearly 66% larger than what’s typical on that street.
4. How does the 1953 build date affect the home’s value or appeal?
The home is newer than most on the street (average 1939) and in the neighbourhood (average 1921), which often means more modern construction standards and fewer legacy issues like knob-and-tube wiring or obsolete plumbing. However, it’s still a mid-century home, so updates to insulation, windows, and systems may be needed. Citywide, it’s around average (1966 average), so it won’t stand out as particularly old or new.
5. What type of buyer would benefit most from this property?
Buyers who value a large lot and generous indoor space but want to stay within a more affordable neighbourhood price range. It’s less suited for someone seeking a turnkey, centrally located home with a citywide average price. It could work well for a family who wants room to grow or a seasoned homeowner willing to invest in updates over time.