438 Magnus Avenue – Property Summary
Key Characteristics & Buyer Profile
This property at 438 Magnus Avenue is a 1,560 sqft home built in 1980, sitting on a 3,779 sqft lot. Its main strength is living space. Within the immediate neighbourhood (William Whyte), it ranks in the top 14% for size, and along Magnus Avenue itself, it sits in the top 7% — meaning most nearby homes are noticeably smaller. The build year also stands out locally: at 1980, it’s newer than the vast majority of homes on the street (which average 1937) and in the area (average 1927).
Where the property is less remarkable is land size and assessed value. The lot is close to the street average, and while the assessment ($202,000) is above the neighbourhood median, it’s well below the citywide average. That suggests the home’s value is more tied to its size and condition than to land speculation or location premium.
The appeal here is for a buyer who prioritises interior space over yard size, and who wants a home that is newer and larger than most of its immediate neighbours. It would suit someone buying into an older, established neighbourhood who doesn't want a century-old house or a major renovation project. The wide gap between the local and citywide assessment also hints at possible value relative to other parts of Winnipeg — though that depends on the buyer’s tolerance for the William Whyte area itself.
Five Frequently Asked Questions
1. How does this home compare to others on Magnus Avenue?
It’s significantly larger in living area than most homes on the street — roughly 50% bigger than the street average of 1,017 sqft. It’s also newer, as most homes on the block date from the late 1930s. Lot size and assessed value are closer to typical.
2. Is the assessed value of $202,000 a fair price point?
The assessment is above the William Whyte neighbourhood average ($149,000) but far below the Winnipeg city average ($390,000). That reflects the mix of an older neighbourhood with a newer, larger home. Whether the price feels fair depends on how much you value living space versus location and land.
3. Why are the citywide rankings so different from the street and neighbourhood ones?
Citywide, this property lands near the middle for living area (top 27%) and newer age (top 34%), but in the bottom quarter for land size and the bottom 8% for assessed value. That’s typical for a home in a less central neighbourhood — it competes well locally, but citywide comparisons bring in higher-value properties from more expensive areas.
4. What should I know about the William Whyte neighbourhood?
William Whyte is an older, established part of Winnipeg with a mix of early 20th-century housing stock and some newer infill. Homes here tend to be smaller and older, so a property built in 1980 with 1,560 sqft is an outlier in a good way. Buyers should look into the area’s amenities, schools, and longer-term trends, as the neighbourhood profile doesn’t always match the city average.
5. How much yard space does this property actually have?
The lot is 3,779 sqft — close to the Magnus Avenue average and slightly larger than the neighbourhood average (3,277 sqft). That’s compact by Winnipeg city standards, where the average lot is about 6,570 sqft. If a large backyard is a priority, this isn’t the right fit; but for someone who prefers more indoor space with a modest yard, it’s in line with local expectations.