2216 Gallagher Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a newly built home (2022) in Winnipeg’s Weston neighbourhood that stands out sharply from its surroundings. With 1,044 square feet of living space, it’s slightly above the local average (936 sqft) but still modest by citywide standards. The real story is the assessed value: at $362,000, it ranks #1 on its street and in the top 1% of the neighbourhood, far outpacing the local average of $187,300. That makes this property one of the most valuable homes in an older, more affordable area.

The land is compact at 3,007 sqft—typical for the street but small compared to most Winnipeg lots. The appeal is less about space and more about contrast. You get a brand-new house with modern finishes in a neighbourhood where most homes date from the 1940s. For a buyer who wants something fresh and low-maintenance but doesn’t want to pay new-build prices in a pricier part of the city, this is a clear option. It would suit first-time buyers looking for a turnkey property, or investors betting on further appreciation in a transitioning neighbourhood. The downside is the lot size: if you want yard space or room to expand, this isn’t it.

Frequently Asked Questions

1. Why is the assessed value so much higher than other homes on this street?
The home was built in 2022, while most nearby houses are from the 1940s. New construction typically carries a higher assessed value due to modern materials, systems, and code compliance. The property is effectively an outlier in a neighbourhood of much older stock.

2. How does the living area compare to a typical Winnipeg home?
It’s around 22% smaller than the citywide average of 1,342 sqft. However, it’s about 12% larger than the Weston neighbourhood average. So it’s spacious for the area but compact compared to the broader market.

3. Is the small lot a concern for resale?
It depends on the buyer. The lot is typical for Gallagher Avenue but in the bottom 12% citywide. Families wanting a large yard or gardeners might pass. However, in a dense, older neighbourhood, small lots are common, and the low-maintenance aspect can be a selling point.

4. How does this property rank for year built citywide?
It’s in the top 1% of all Winnipeg homes for newness (ranked #2,841 out of 194,458). Very few homes in the city are newer than this. That matters for energy efficiency, insurance rates, and renovation costs.

5. Is this home overpriced compared to the neighbourhood?
The assessed value suggests it’s worth roughly double the typical home on the street. That’s not necessarily overpriced: it reflects the cost of new construction. But buyers should compare to similar new builds in other transition neighbourhoods, not just to older homes on Gallagher Avenue.