| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Land Area 4,996 sqft | Top 15%6/39 Avg3,947 sqft Top 14%151/1048 Avg3,662 sqft Top 56%109253/194458 Avg6,570 sqft 1865 Legion Avenue: For Land Area. On Legion Avenue, above average — Top 15%, rank 6 of 39, and comparable homes in that group average about 3,947 sqft. in Brooklands, above average — Top 14%, rank 151 of 1048, and comparable homes in that group average about 3,662 sqft. citywide, around average — Top 56%, rank 109253 of 194458, and comparable homes in that group average about 6,570 sqft. | ||
Year Built 1910 （116 years ago） | Top 100%39/39 Avg1965 Top 92%964/1048 Avg1964 Top 94%183447/194458 Avg1966 1865 Legion Avenue: For Year Built. On Legion Avenue, below average — Top 100%, rank 39 of 39, and comparable homes in that group average about 1965. in Brooklands, below average — Top 92%, rank 964 of 1048, and comparable homes in that group average about 1964. citywide, below average — Top 94%, rank 183447 of 194458, and comparable homes in that group average about 1966. | ||
Living Area 1,240 sqft | Top 5%2/39 Avg894 sqft Top 11%120/1048 Avg920 sqft Top 46%90269/194458 Avg1,342 sqft 1865 Legion Avenue: For Living Area. On Legion Avenue, Elite — Top 5%, rank 2 of 39, and comparable homes in that group average about 894 sqft. in Brooklands, above average — Top 11%, rank 120 of 1048, and comparable homes in that group average about 920 sqft. citywide, around average — Top 46%, rank 90269 of 194458, and comparable homes in that group average about 1,342 sqft. | ||
Assessed Value 28.20k | Top 23%9/39 Avg22.90k Top 26%274/1048 Avg22.50k Top 75%146625/194458 Avg390k 1865 Legion Avenue: For Assessed Value. On Legion Avenue, above average — Top 23%, rank 9 of 39, and comparable homes in that group average about 22.90k. in Brooklands, above average — Top 26%, rank 274 of 1048, and comparable homes in that group average about 22.50k. citywide, below average — Top 75%, rank 146625 of 194458, and comparable homes in that group average about 390k. | ||
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: colored length ≈ share of peers you outperform; vertical line ≈ median benchmark; white tick = your position. Badge tint: gold / blue / gray / dark gray for top ~1–5% / 5–30% / 30–70% / beyond.
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| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sale price 35.80k | Top 3%1/39 Avg Well above average — among the best in this group same street Top 3% | Top 4%46/1048 Avg Well above average — among the best in this group neighbourhood Top 4% | Top 51%99832/194458 Avg Around average Winnipeg Top 51% |
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sale price 230k | Top 49%19/39 Avg Around average same street Top 49% | Top 45%467/1048 Avg Around average neighbourhood Top 45% | Top 87%169054/194458 Avg Below average Winnipeg Top 87% |
Property Overview: 1865 Legion Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This one-storey home in Brooklands presents a distinctive profile defined by its generous lot and historic roots. Its primary appeal lies in the combination of a very large, nearly 5,000 sqft lot—significantly above average for both the street and the neighbourhood—and a living space (1,240 sqft) that ranks among the largest on Legion Avenue. The home itself, built in 1910, is a century-old property, offering character and a clear renovation opportunity. A recently renovated basement and a detached garage add functional value.
This property would suit a specific type of buyer: those looking for a land-rich opportunity in the city. It’s ideal for a hands-on buyer with a vision, whether that’s updating a classic home to modern standards, expanding the existing footprint (thanks to the sizable lot), or considering long-term redevelopment potential. The lower assessed value reflects its age and condition, positioning it as an entry point into the market with the lot size as the key asset. It’s less suited for someone seeking a move-in-ready modern home without project work.
Section 2: Frequently Asked Questions
1. What does the "Elite" ranking for Living Area actually mean?
It means that, compared to other homes directly on Legion Avenue, this house's interior square footage is in the top 5%. While the home is older, it offers more living space than most of its immediate neighbours.
2. The sale history shows a price of $35,800 in 2022, but $230,000 in 2020. Why the huge drop?
This significant discrepancy typically indicates a non-arms-length transaction, such as a transfer between family members, a sale to a trust, or a distressed sale. The 2020 price is more likely representative of the market value at that time.
3. Is the low assessed value a good thing?
It has two sides. It suggests municipal property taxes may be relatively lower. However, it also formally reflects the city's valuation of the property as-is, which is influenced heavily by the home's age. The market sale price will be determined by what buyers are willing to pay for the lot and potential.
4. How should I interpret the lot size being "around average" city-wide?
While the lot is large for Brooklands, average lot sizes across all of Winnipeg are skewed higher by newer suburban developments. This lot is a standout feature in its established neighbourhood context, which is more relevant for daily living and future potential.
5. What are the practical implications of a 1910 build date?
Expect older building materials and systems. While this adds charm, it necessitates thorough inspections for foundation, wiring, and plumbing. The renovated basement is a positive update, but the main structure will likely require ongoing maintenance and thoughtful, potentially more complex, renovations.
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