395 Aberdeen Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a smaller, older home on a modest lot in Winnipeg’s William Whyte neighbourhood, built in 1909. The living area is 709 square feet, significantly below the citywide average of 1,342 sqft, and the land area is 2,999 sqft—well under the typical Winnipeg lot. The assessed value is $102,000, which places it in the bottom 1% citywide, reflecting both its size and the neighbourhood’s current market.

The appeal here is affordability and entry-level pricing. For a buyer looking to get into the market with a low acquisition cost, this property offers a foothold that few others in the city can match. The trade-off is clear: you’re buying something that ranks low on nearly every comparative metric—size, value, age, and lot. But for someone who values location over square footage, or who sees potential in an older home that may need work, the low bar of entry leaves room for gradual investment. The street and neighbourhood are older, with many homes from similar eras, so the property fits its context rather than standing out as an outlier.

This would suit a first-time buyer with a limited budget, an investor looking for a low-cost rental with reasonable land value, or someone willing to take on renovations in exchange for a lower purchase price. It’s less suited to families needing space or buyers seeking a move-in-ready home with modern finishes.

Five Possible FAQs

1. Why is the assessed value so much lower than the city average?
The citywide average assessed value for comparable homes is $390,100, while this property is assessed at $102,000. That gap is driven by its small living area (709 sqft versus a city average of 1,342 sqft) and its location in William Whyte, where average values are around $149,100. Low assessed value often means lower property taxes, but it also reflects the home’s limited size and the neighbourhood’s pricing dynamics.

2. How old is the house, and is that a problem?
It was built in 1909, making it over 110 years old. That puts it in line with many homes on Aberdeen Avenue (average year built: 1930) and in William Whyte (average: 1927). Older homes can have charm and solid construction, but they often need updates to electrical, plumbing, insulation, and roofing. A thorough inspection is essential before purchase.

3. Is the lot size considered small for Winnipeg?
Yes. The lot is 2,999 sqft, while the citywide average is 6,570 sqft. Even on this street, the average lot is 3,265 sqft, so it’s slightly below that. A smaller lot means less yard maintenance and outdoor space—fine for a single person or couple, but tight for families or anyone wanting a large garden or garage.

4. How does this home compare to others on the same street?
On Aberdeen Avenue, this home ranks in the bottom 15% for assessed value, bottom 14% for living area, and bottom 25% for year built. The only metric where it’s close to average is land area, where it sits at the 56th percentile—meaning about half the homes on the street have larger lots. So it’s among the smaller, less valuable houses on the block.

5. Is there potential for the value to increase over time?
Potential depends on neighbourhood trends, renovations, and market conditions. William Whyte is an older, inner-city area that has seen some reinvestment but is not a high-growth hotspot. If you can improve the property—adding square footage, updating systems, or finishing a basement—the low purchase price leaves room for upside. However, citywide rankings (bottom 99% for value) suggest it will take significant changes to move the needle. Patience and local knowledge matter more here than in a rising market.