99 St Albans Road – Property Summary
Key Characteristics & Buyer Profile
This 1,485 sqft home, built in 2004, sits on a 4,614 sqft lot in Winnipeg’s Whyte Ridge neighbourhood. Its standout feature is its age—it’s the newest house on its street (top 3%) and among the newer homes in the neighbourhood (top 5%), where the average year built is 1994. That matters more than usual here: newer construction in an established area often means fewer immediate maintenance surprises compared to the city’s median home from 1966.
The assessed value of $538,000 is above average citywide (top 14%), but sits slightly below the street average of $562,300. This gap is partly explained by the smaller land parcel—4,614 sqft ranks in the bottom third for both the street and neighbourhood. The living area is also below the street average of 1,889 sqft, though it’s consistent with neighbourhood norms and well above the citywide average.
The appeal here is trade-off: you get a newer home in a solidly average neighbourhood for size, but on a smaller lot than neighbours. That tends to suit buyers who prioritize lower-maintenance yards and updated interiors over sprawling outdoor space. It could also appeal to someone who wants to be on a street with older, larger homes—where the newer build provides a contrast in condition and style—without paying a premium for land they don’t need.
Five Possible FAQs
1. Why is the assessed value above the neighbourhood average but below the street average?
The value reflects the home’s newer construction relative to the surrounding area, but the smaller lot size and living area pull it below the average for St Albans Road specifically. That street has older homes on larger lots, many of which are assessed higher.
2. How does the smaller land area affect resale potential?
It depends on the buyer pool. Smaller lots appeal to those seeking less upkeep, but may deter buyers looking for expansion space or larger gardens. In Whyte Ridge, where the average lot is 6,175 sqft, this property sits at the smaller end, which could limit appeal to families wanting room for additions.
3. Is the living area considered small for Whyte Ridge?
Roughly average. The neighbourhood average for comparable homes is 1,666 sqft, so this home is about 10% smaller. But citywide, 1,485 sqft is above the average of 1,342 sqft, meaning it’s not a small home by broader standards—just slightly below the local norm.
4. What does “top 14% citywide” for assessed value actually mean in practical terms?
It means this home is valued higher than 86% of comparable properties across Winnipeg. That’s driven by its newer construction and strong neighbourhood, not by extra square footage or a large lot. Owners should expect property taxes to reflect that higher tier.
5. How does being the newest house on the street affect neighbourhood dynamics?
You may have different maintenance expectations than neighbours with older homes. The surrounding houses are mostly from the early 2000s or late 1990s, so the difference is not extreme. But compared to streets with wider age spreads, this street’s newer stock means less variation in roof ages, window replacements, and utility updates among immediate neighbours.