447 Burrows Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a three-bedroom, two-bathroom home built in 2019, located on Burrows Avenue in the William Whyte neighbourhood of Winnipeg. With 1,130 square feet of living space on a 3,267-square-foot lot, the property stands out primarily for its age—it’s among the newest homes in its street (top 1%), neighbourhood (top 1%), and city (top 4%). The assessed value of $283,000 is notably above the street and neighbourhood averages ($227,300 and $149,100 respectively), though below the Winnipeg-wide average of $390,100. Living area is roughly in line with comparable homes locally.

The appeal here isn’t about size or land—both are average or below average relative to citywide norms, with the lot being smaller than many Winnipeg properties (top 84%). Instead, the draw is about getting a nearly new house in an older neighbourhood where most homes were built in the 1920s–1940s. That means newer construction standards, likely better insulation, modern mechanicals, and less immediate maintenance compared to the surrounding housing stock. For a buyer, this home offers a way into an established area (close to the North End, with its own amenities and transit access) without inheriting an old building’s problems. It would suit first-time buyers who want something move-in ready, buyers looking for a relatively affordable entry point into newer construction, or investors interested in a property that stands out from its older neighbours. The trade-off is that the lot is compact and the home is unlikely to appreciate strictly on land value—it’s a house-first investment in a transitioning neighbourhood.

Frequently Asked Questions

1. Why is the assessed value so high compared to other homes in William Whyte?

The assessment reflects the home’s construction date (2019) and modern finishes. Most nearby homes were built 70–100 years ago and have lower assessed values, even if they have more square footage or larger lots. Newer construction in older areas often carries a premium for condition and efficiency.

2. How does the living space compare to other homes at this price point?

At 1,130 square feet, it’s slightly above the street and neighbourhood averages but below the citywide average for comparable homes. In Winnipeg overall, this is a compact house. However, for a newer home under $300,000, it’s a typical size—newer builds in this price range often prioritize quality over square footage.

3. Is the small lot a problem for resale?

It depends on the buyer. A smaller lot means less yard maintenance, which appeals to some owners. But if you want a garden, space for kids, or parking for multiple vehicles, this lot may feel tight. Resale value here depends more on the house condition and neighbourhood trends than on land area.

4. What’s the neighbourhood like for a newer home?

William Whyte is a mix of older single-family homes and some newer infill. The area has been seeing gradual reinvestment, but it’s not a high-demand zone compared to more central or suburban Winnipeg. A newer home like this can be a selling point if the buyer values being in a less expensive area with potential upside, but they should be prepared for a longer timeline if resale is a priority.

5. Are there any hidden considerations with a 2019 build in this area?

Most new homes in older neighbourhoods are built on infill lots, which can have unpredictable soil conditions or older utility connections. Check whether the foundation warranty is still active and whether the lot grading holds up after heavy rain. Also, newer construction can have higher property taxes relative to older homes on the same street due to the assessed value bump.