1-656 Manitoba Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 3,000-square-foot home built in 2019 on a 3,547-square-foot lot in the William Whyte neighbourhood of Winnipeg. The property ranks in the top 1% for living area both on its street and citywide, which is remarkable given that the average home in the area is roughly one-third the size. The assessed value of $454,000 is also elite at the street and neighbourhood level, though only above average citywide—suggesting the home’s size and condition are not fully reflected in its tax assessment compared to older, larger-lot homes elsewhere.
Its appeal lies in being a newer, unusually spacious house in a neighbourhood where most homes are small and old (the average year built on the street is 1945). The lot is modest—around average for the immediate area but small by Winnipeg standards—so the value is in the square footage inside, not the yard. This would suit a buyer who prioritizes interior space, a modern build, and relatively low land maintenance over a big private lot or a high-status address. It may also appeal to someone looking for a house that stands out statistically in terms of value-for-size, especially if they see potential for future appreciation as the neighbourhood evolves. That said, the citywide ranking for assessed value (top 28%) shows that while the home is expensive relative to its immediate surroundings, it is not at the top of the broader Winnipeg market, which could matter for resale expectations.
Frequently Asked Questions
1. How does the assessed value compare to similar new homes in other Winnipeg neighbourhoods?
The home’s assessed value ranks high on its street and in William Whyte, but only above average citywide. This likely reflects that the neighbourhood itself has lower baseline values than more central or upscale areas, even though the home itself is exceptional there. A comparable new 3,000 sqft home in a higher-valued part of Winnipeg would almost certainly have a higher assessment and rank.
2. Is a 3,547 sqft lot typical for a house this size in Winnipeg?
No. Citywide, the average land area for comparable homes is 6,570 sqft, so this lot is well below average. Even on Manitoba Avenue, the average lot is 4,014 sqft. The home occupies most of its lot, so there is limited outdoor space typical of a newer infill build. This is a trade-off for having a large interior on a small footprint.
3. How does the year built affect insurance or maintenance expectations?
Built in 2019, the home is much newer than almost everything around it. You can expect modern building codes, energy efficiency, and generally lower immediate maintenance costs compared to the neighbourhood’s median home from 1945. However, being surrounded by older structures may affect drainage, soil stability, or pest patterns that a newer house alone cannot control.
4. What does “Top 1%” in living area actually mean for daily living?
It means this home is in the 99th percentile for size among all comparable properties on its street, in its neighbourhood, and across the city. For context, the average living area on Manitoba Avenue is 1,063 sqft, so this home is nearly three times that. Rooms are likely spacious throughout, but the floor plan—not shown here—will determine whether that square footage is practical or wasted.
5. Why is the citywide assessed value rank lower than the street and neighbourhood ranks?
The street and neighbourhood averages are based on homes in William Whyte, which have very low assessed values (average $149k–$217k). This home’s $454k assessment is exceptional there. Citywide, however, the average comparable home is assessed at $390k, and many larger, older homes on bigger lots in other areas still carry higher values. So while this home leads its immediate area, it is not among the highest-valued properties in all of Winnipeg.