Property Overview: 1864 Assiniboine Avenue, Winnipeg

Section 1: Key Characteristics & Appeal

This one-and-a-half storey home, built in 1918, presents a unique opportunity in the Bruce Park neighbourhood. Its key appeal lies in a combination of location, lot size, and value. With a living area of 1,120 sqft, the home itself is modest, but it sits on a substantial 6,116 sqft lot—a size that is above average for both Bruce Park and Winnipeg overall. This generous outdoor space is a significant asset, offering potential for gardening, expansion, or simply enjoying a larger private yard than is typical in the city.

The home features an attached garage and a renovated basement, adding practical living and storage space. While the house is older and its living space is smaller than many on its specific street, it holds a strong position within its desirable neighbourhood in terms of assessed value. This suggests it may be priced more accessibly than surrounding properties, offering an entry point into the area. It would suit a buyer looking for a character home with land to grow into, a downsizer seeking a manageable footprint with ample outdoor space, or an investor/renovator who sees value in the lot size and the potential of an older, solid home.

Section 2: Frequently Asked Questions

1. Is the older age of the home (1918) a concern?
While the home’s age places it well below the average for the city, it also means it has character and likely solid construction. A thorough inspection is essential to understand the condition of major systems like wiring, plumbing, and the foundation, which may have been updated over time.

2. The living space seems small. Is it expandable?
The generous lot size is the key factor here. It provides a clear opportunity for future additions, a sunroom, or a large deck, subject to local zoning and permit approvals. The renovated basement also adds functional space.

3. How does the assessed value compare to the last sale price?
The home was last sold for $480,000 in December 2021. Its current assessed value is significantly lower at $40,800. It’s important to understand that municipal assessed value for property tax purposes is not the same as current market value. The 2021 sale price is a more relevant recent market indicator.

4. What does the "above average" lot size ranking really mean for me?
In practical terms, it means you’re getting more private land than most homeowners in Winnipeg and in Bruce Park. This translates to greater privacy, more green space, and fewer constraints on how you use your yard compared to a standard city lot.

5. The rankings show it's "below average" on its own street. Should I be worried?
This statistic highlights that Assiniboine Avenue may consist of larger, newer, or more valuable homes on average. This shouldn’t be viewed solely as a negative; it can mean the property is a more affordable option on a desirable street, allowing you to benefit from the same location and neighbourhood amenities.