1438 Bannatyne Avenue W – Property Summary
Key Characteristics & Buyer Profile
This property is a 2013-built home with 835 sq ft of living space on a 2,659 sq ft lot, currently assessed at $294,000. Its main appeal is value relative to its age and location. While the home is smaller than average (ranking in the bottom 11% citywide for living area) and sits on a modest lot (bottom 7% citywide), it is significantly newer than most homes on its street and in the Weston neighborhood—ranking in the top 8% on the street and top 5% in the area for year built. The assessed value is notably above the street average ($210.6k) and neighborhood average ($184.7k), ranking in the top 11% and top 4% respectively, but sits below the citywide average. This suggests strong local demand and a premium for newer construction in an older, established area. The property would suit a buyer who prioritizes a newer, move-in-ready home over square footage or a large yard—someone who values lower maintenance and modern finishes, and is comfortable with a compact footprint in a well-ranked neighborhood. It may also appeal to those looking for a higher-value asset relative to its immediate surroundings, with potential for steady appreciation.
Frequently Asked Questions
1. How does the property’s assessed value compare to similar homes nearby?
The $294,000 assessment is above the average on Bannatyne Avenue W ($210.6k) and well above the Weston neighborhood average ($184.7k). Citywide, it falls below the average of $390.1k, reflecting the home’s smaller size and lot compared to many other Winnipeg properties.
2. Is the small living area a concern for resale later?
Living area ranks low citywide (top 89%), but the home’s newer construction helps offset this locally. In Weston and on this street, homes average under 1,000 sq ft, so the size is typical for the area. The unit is a buyer’s trade-off—smaller space for a more modern build—which can maintain interest in this niche.
3. What does the term “Top 4%” in the neighborhood value ranking mean?
It means this property has a higher assessed value than 96% of homes in the Weston area. This is unusual for a home of its size and suggests the location, condition, and age command a premium that may not fully align with citywide trends.
4. Why is the land area ranked so low citywide (top 93%)?
Winnipeg has many homes on very large lots, especially in older or outer areas. A 2,659 sq ft lot is common in central or compact neighborhoods but is considered small relative to the city average of 6,570 sq ft. This isn’t unusual for a newer infill property.
5. Does the 2013 build date mean major systems are nearing replacement?
Generally, no—this is still a relatively young home. Structural components, roofing, mechanicals, and finishes from 2013 should have many years of life left if maintained. The main advantage over older surrounding homes is deferred maintenance risk is lower, though it’s always wise to inspect specific systems.