Property Overview: 1136 Boyd Avenue

Key Characteristics & Appeal

This one-and-a-half storey home, built in 1948, sits on a notably spacious lot for its Burrows Central neighbourhood. The land area of 3,746 sq ft ranks in the top 20% for Boyd Avenue, offering above-average outdoor space. While the living area is a functional 917 sq ft, the property includes a renovated basement, adding valuable finished space, and a detached garage. Its assessed value is consistently strong for the immediate area, indicating a well-regarded location within the community.

The primary appeal lies in its combination of a generous lot, recent updates below grade, and a track record of solid value appreciation. Sales history shows a clear upward trend, with the latest sale significantly outperforming neighbourhood and street averages. This isn't just a home; it's a property with land value and a history of being a sound investment within its market segment.

It would suit practical, value-conscious buyers—perhaps first-time homeowners or investors—who prioritize lot size and the potential that comes with it over a large existing footprint. The renovated basement adds immediate utility, making it move-in ready for those needing extra space for a family, hobbies, or a home office.

Frequently Asked Questions

1. What does the "above average" assessed value actually mean for this home?
It means the city's assessment for this property is higher than most of its direct neighbours and homes in Burrows Central. This typically reflects the city's view of its combined land and improvement value relative to others, often influenced by the larger lot size and renovations. It's a positive indicator for the property's standing in the micro-market.

2. The living area is listed as average for the area. Is the home too small?
At 917 sq ft above grade, the living space is typical for many classic Winnipeg one-and-a-half storeys in this area. The key consideration is the renovated basement, which effectively expands the usable square footage. Buyers should view the total liveable space as the main floor, upper floor, plus the finished basement.

3. The lot is large, but what does that mean for me practically?
A larger lot in an established neighbourhood like this offers more privacy, space for gardening, play areas, or future outdoor living features like a deck or shed. It also provides a buffer from neighbours and, importantly, represents a portion of the property's value that cannot be easily replicated.

4. The home has sold three times in under ten years. Is that a concern?
The sales history (2016, 2022, 2024) shows steady and significant price increases at each sale, well above average for the street and neighbourhood. This pattern suggests the property has been a strong performer for its owners, likely due to its underlying lot value and updates, rather than indicating any inherent issue.

5. Who would this property NOT be ideal for?
It may not suit buyers seeking a modern, open-concept layout or extensive above-grade square footage without a renovation project. The appeal is grounded in lot size, location, and value within its context, rather than high-end finishes or a sprawling floor plan. Those preferring a brand-new home or a tiny lot with minimal upkeep might look elsewhere.