2039 Gallagher Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1,305 sqft home on a 3,746 sqft lot, built in 1946, with an assessed value of $215,000. The property stands out most clearly at the street and neighbourhood level. On Gallagher Avenue, it ranks in the top 12% for living area and top 24% for lot size, meaning it offers noticeably more interior and outdoor space than nearby homes. In the Weston neighbourhood, it ranks in the top 8% for living area and top 23% for assessed value—both strong showings. Citywide, however, the picture changes: the home is roughly average for living area (top 41%), while its lot and assessed value land well below the city median. That gap between local strength and citywide mediocrity is worth noting. It suggests a property that feels generous within its immediate context but isn't oversized or overvalued by broader standards.
The appeal here is practical rather than flashy. A buyer gets more floor space and a larger yard than most neighbours, in a mature neighbourhood (built in 1946), at a price that sits 45% below the citywide average. That combination often appeals to someone who values usable square footage and outdoor room over a newer build or a prestige address. It could suit a first-time buyer looking for space to grow into, a small family wanting a yard without leaving the city core, or someone who sees potential to add value over time. The age of the home (older than 78% of properties citywide) means a buyer should be comfortable with maintenance or interested in renovation—but the assessed value suggests there’s room for that work to pay off.
Five Possible FAQs
1. Why is the assessed value so much lower than the citywide average, when the living area is close to average?
The citywide average assessed value of $390k reflects a mix of newer, larger homes in higher-demand areas. This property is in Weston, a more established, less expensive part of Winnipeg, and it was built in 1946. Age and location both pull the assessed value down, even though the home itself is decently sized.
2. How does the lot size compare to typical homes in Weston?
It’s slightly above the neighbourhood average (3,269 sqft versus 3,746 sqft), but well below the citywide average of 6,570 sqft. That’s typical for an older, inner-ring neighbourhood where lots tend to be smaller and more uniform than in newer suburban developments.
3. Is the property a good candidate for renovation?
The older build year and below-median assessed value suggest there’s potential for upside. But any serious renovation should start with a structural inspection. The fact that the home already ranks well within its street and neighbourhood for living area means adding square footage may not be as necessary as updating what’s there.
4. How does this home compare to others on Gallagher Avenue specifically?
It ranks in the top 12% for living area and top 24% for lot size, so it’s one of the larger older homes on the street. That can be an advantage if neighbours are well-maintained, but it also means the property may stand out in a way that affects resale—for better or worse.
5. What’s the neighbourhood like in terms of home ages?
Most homes in Weston were built around 1937 on average, so this 1946 build is slightly newer than the neighbourhood norm. Still, it’s an older area, so buyers should expect mature trees, established streets, and homes with character—but also the quirks and upkeep that come with age.