1638 Roy Avenue – Property Summary

Key Characteristics and Buyer Profile

This is a standout property on Roy Avenue in the Weston neighbourhood of Winnipeg. At 1,680 square feet of living space, it ranks #1 on its street (top 2%) and #29 out of 1,736 homes in the area (top 2%). The home is nearly double the average living area for its street, which sits at 871 square feet. The assessed value of $293,000 reflects this scale—#2 on the street (top 4%) and #75 in the neighbourhood (top 4%), well above the local average of $194,500. The land area is 4,156 square feet, which is slightly above the street and neighbourhood averages of roughly 3,700 and 3,270 square feet respectively.

Where this property gets interesting is the citywide perspective. Compared to all comparable homes in Winnipeg, the living area is still strong (top 22%), but the assessed value drops to the bottom third (top 73%). That gap—high square footage and relatively modest citywide value—suggests the home offers more space for the money than many newer or more central properties. The year built is 1946, which is typical for the street, slightly older than the city average of 1966, but newer than much of the Weston neighbourhood, where many homes date to the 1930s.

What kind of buyer would this suit? Someone who values interior space over a brand-new build or a premium citywide address. This is a good fit for a family or someone who wants generous room sizes in an established, character-focused neighbourhood. The assessed value relative to city benchmarks hints at potential value upside, especially if the interior is well-maintained or updated. It’s less suited for someone seeking a move-in-ready modern home in a high-demand area, or for an investor prioritizing land size over building square footage.

Frequently Asked Questions

1. How does the land area compare to other homes in Winnipeg?
The lot is 4,156 square feet—generous for the street and neighbourhood, but below the citywide average of 6,570 square feet. In a city like Winnipeg where large lots are common, this is a moderately sized urban property rather than a sprawling yard.

2. Why is the assessed value so much higher than the street and neighbourhood averages but lower than the city average?
The street and neighbourhood are relatively modest in value, so this home stands out locally due to its size. Citywide, many homes in newer suburbs or more expensive areas have much higher assessed values, so the ranking drops even though the absolute value is solid.

3. Is the year built a concern?
1946 is a typical postwar vintage. It’s older than the city average but newer than many homes in Weston, which average 1937. Construction quality from that era is generally solid, but buyers should budget for updates to systems (electrical, plumbing, insulation) compared to a newer home.

4. How does this home compare to others on Roy Avenue specifically?
It’s the largest home on the street by living area and the second-highest in assessed value. The average home on Roy is 871 square feet, assessed at $194,500. This property is roughly double in both size and value, making it an outlier on a street of smaller, more modest houses.

5. What does the “neighbourhood map analysis” show?
The full neighbourhood analysis maps this property against nearby homes and lets you compare living area, year built, assessed value, and lot size side by side. It’s useful to see whether the surrounding homes are similar or mixed in character, which affects resale and neighbourhood feel.