1540 Roy Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 953 sqft home on a 2,597 sqft lot, built in 1905, with an assessed value of $183,000. It sits on Roy Avenue in the Weston neighbourhood of Winnipeg.
Where the appeal lies: The property’s main draw is its affordability relative to the city. The assessed value ranks in the bottom 6% citywide, meaning it’s priced well below the average home in Winnipeg. For someone who prioritizes keeping their housing costs low over having a large space or a modern build, this represents a practical entry point. The living area is small but typical for the street and neighbourhood, so you’re not sacrificing space compared to what’s normal locally. The lot, while modest by city standards, is in line with other homes nearby.
What it’s not: You aren’t buying a fixer-upper with a huge yard or recent construction. The home is old—among the oldest on the street and in the area—and will likely have the maintenance needs that come with a 1905 build. The land area is below average for the city, which can be a limitation if you want garden space, parking for multiple vehicles, or future expansion. There’s no data here on interior condition, so any buyer should go in eyes open about the actual state of the structure and systems.
Who it suits: First-time buyers with a tight budget who value location and low purchase price over square footage and a modern floor plan. It also works for investors looking for a low-cost entry into the Weston market, or someone who doesn’t mind an older home and prefers to put their money into renovations over time. It’s less suitable for families needing extra rooms or anyone looking for a “move-in ready” home that already meets current standards.
Frequently Asked Questions
1. How does the assessed value compare to what I’d actually pay?
The assessed value of $183,000 is a benchmark used for property taxes, not a market price. On Roy Avenue, the average assessed value for comparable homes is $194,500, and the street median is slightly higher. The home’s actual sale price could be different depending on condition, demand, and recent sales. It’s worth looking at recent sold prices in Weston for homes of similar age and size to get a realistic idea.
2. The home was built in 1905—what does that usually mean for maintenance?
Homes from that era often have foundation materials, electrical systems, plumbing, and insulation that are outdated or original. You may need to budget for knob-and-tube wiring replacement, lead pipes, asbestos in older finishes, and a roof that’s been replaced (or not). The citywide data shows most comparable homes were built around 1966, so this property is significantly older than average. A thorough home inspection is essential, and expect that some systems may need upgrading sooner than in a newer build.
3. Why is the land area relatively small, and does it matter?
The lot is 2,597 sqft, which is smaller than the average on the street (3,729 sqft) and in the neighbourhood (3,269 sqft). In older city neighbourhoods like Weston, many homes were built on narrower or shorter lots. This matters if you want a large backyard, space for a garage or shed, or if you’re thinking about future additions. It may also affect resale if buyers in your price range typically look for more land.
4. How does this property compare to others in Weston?
Within Weston, the home’s living area and assessed value are close to average—ranking in the top 43–44% for both. The main differentiators are its age (older than 94% of neighbourhood properties) and its land area (slightly below average). So it’s not an outlier in size or value locally, but it stands out for its historical character—or, depending on your perspective, its dated infrastructure.
5. What’s the neighbourhood like, and should I visit before making an offer?
Weston is an established central Winnipeg neighbourhood with a mix of older homes, local shops, and proximity to the Red River. The data gives you a snapshot of physical attributes, but it can’t tell you about noise levels, nearby amenities, school catchments, flood history, or the condition of neighbouring properties. A visit will also reveal things like street parking availability, traffic patterns, and how well the home sits on its lot—details that matter a lot in an older area.