402 Burrows Avenue – Property Summary
Key Characteristics & Buyer Profile
This is a 1,848-square-foot home built in 1963, sitting on a 2,728-square-foot lot in Winnipeg's William Whyte neighbourhood. What stands out here isn't just the size—it's the value gap.
The living area is genuinely uncommon for the street and area. It ranks in the top 4% on Burrows Avenue and top 6% in the neighbourhood. Most homes nearby are roughly 1,100–1,150 square feet, so this property offers about 60% more interior space than the local norm. That's the sort of difference you notice the moment you walk through the door—more room than expected for the street.
Where it gets interesting is the assessed value. At $255,000, the home is priced around average for Burrows Avenue itself, but well above the neighbourhood median of $149,100. That reflects a property that stands out in its immediate context, but still sits well below the citywide average of $390,100. So you're getting significantly more house than the local baseline, without paying citywide-level prices.
The land is on the smaller side—below average locally and well below the city median of 6,570 square feet. That's the trade-off: generous living space on a compact lot. The home itself is from the mid-1960s, newer than much of the surrounding housing stock (the neighbourhood median year built is 1927), which may mean fewer immediate updates to foundational systems.
Who this suits: Buyers who prioritize interior square footage over yard space, and who are comfortable in an older, more established neighbourhood where the surrounding homes are smaller and generally older. This isn't a "move-in ready with a big backyard" property—it's a "more house than the neighbours, on a modest lot, with room to make it your own" kind of place. It could also appeal to someone looking for a solid structure in an area where values have room to grow, as the assessed value is well below the city average while the living area is well above it.
Five FAQs
1. How does the assessed value compare to similar-sized homes elsewhere in Winnipeg?
The home is assessed at $255,000, which is about 35% below the citywide average for comparable homes ($390,100). However, it's above average for the neighbourhood ($149,100) and roughly in line with other homes on Burrows Avenue ($227,300). In short: you're paying a premium for the street but a discount for the city.
2. Is the lot size a limitation?
Yes, if you're looking for a large yard or room for additions. At 2,728 square feet, the lot is smaller than 69% of properties on this street and 92% citywide. The trade-off is that you get nearly 1,850 square feet of living space on that compact footprint—uncommon for a home of this vintage in this area.
3. How old is the house, and what should I expect maintenance-wise?
Built in 1963, it's newer than most homes in William Whyte (median 1927) and roughly on par with the city average (1966). A 1960s home typically means original wiring, plumbing, and insulation are likely original or approaching mid-life. You'll want to check the roof, furnace, and windows specifically—these are common update points for homes of this era.
4. Why is the assessed value higher than the neighbourhood average but lower than the city average?
Because the property is unusually large for its immediate area—more square footage drives a higher local assessment—but it's still located in a part of Winnipeg where overall home values are relatively low. The neighbourhood median assessed value is just $149,100, so this home sits well above that baseline. But compared to citywide prices, it's a bargain.
5. What does "Top 4% on the street" for living area actually mean in practical terms?
It means only about 25 other homes on Burrows Avenue have more interior space. Most houses on this street are around 1,100 square feet. So if you walk into this home expecting the typical bungalow layout, you'll find noticeably more room—extra bedrooms, a larger main living area, or additional finished space. The downside: on a street of smaller homes, your property will stand out, which can be a positive or negative depending on your preferences for privacy and neighbourhood character.