38 Norlorne Drive

Property Summary: 38 Norlorne Drive

Key Characteristics & Appeal

This well-maintained 4-level split home in Betsworth offers a practical layout with 1,558 sqft of living space on a generous 5,697 sqft lot. Its key features include a finished basement and a detached garage. Built in 1979, the home presents a solid opportunity in a mature neighbourhood.

Its primary appeal lies in its space and relative value. The home ranks in the top third for size within its immediate street and across Winnipeg, offering more room than many comparable properties. Recent sales history shows steady appreciation, with the 2022 sale price surpassing the current assessed value, suggesting a market-recognized worth. The lot size is a significant asset, providing ample outdoor space in a city where larger plots are increasingly rare.

This property would suit practical buyers looking for a functional family home without a premium price tag. It’s ideal for those who value interior space and yard size over a brand-new build, and for owner-occupants or long-term holders who can benefit from the established neighbourhood character. The layout of a 4-level split offers natural separation of living spaces, well-suited for families or those who work from home.

Frequently Asked Questions

1. What does the ranking data actually mean?
The rankings compare this home against others on its street, in Betsworth, and across all of Winnipeg. For example, ranking in the "top 27%" for living area on its street means it is larger than 73% of its immediate neighbours, indicating a above-average sized home for the area.

2. Is the finished basement included in the 1,558 sqft living area?
Typically, municipal living area (sqft) calculations in Winnipeg do not include below-grade space, even if finished. The 1,558 sqft likely refers to above-grade living space, with the finished basement providing additional usable rooms.

3. The assessed value is below the 2022 sale price. Why?
Municipal assessments for tax purposes often lag behind current market values and use a mass appraisal system. The 2022 sale at $425,000 is a concrete market transaction that may more accurately reflect the home's worth than the $390,000 assessment.

4. What are the pros and cons of a 4-level split layout?
Pros include defined separation between living, sleeping, and recreational areas, which can enhance privacy. Cons often involve multiple staircases, which may not suit everyone, and the potential for a choppier floor plan compared to an open-concept bungalow or two-storey.

5. How significant is the lot size?
At nearly 5,700 sqft, the lot is a standout feature. It offers substantial space for gardening, play, or expansion, and ranks highly for its dimensions. In mature neighbourhoods, lots of this size are often no longer available in new developments, adding long-term value.