Property Overview: 469 Harbison Avenue W, Winnipeg

Section 1: Key Characteristics & Appeal

This one-and-a-half storey home, built in 1910, presents a classic character property in Winnipeg's Chalmers neighbourhood. Its key appeal lies in its above-average living space (1,176 sq ft) for both its immediate street and local area, offering more room than many comparable homes nearby. The property sits on a modest, manageable lot and features an unfinished basement, presenting a blank canvas for future development.

The home suits practical, value-oriented buyers. It’s ideal for a first-time homeowner comfortable with a property that has maintained its original basement condition, or an investor looking for a character home with solid square footage in a stable area. A thoughtful perspective is that while its assessed value is below average city-wide, this indicates a potentially lower property tax burden relative to the amount of living space you receive. Its appeal is grounded in practicality and space rather than modern finishes or a large yard, making it a straightforward opportunity for those prioritizing interior room over renovated condition or premium land size.

Section 2: Frequently Asked Questions

1. What does the assessed value tell me about this property?
The assessed value of $160k is notably below the Winnipeg average. This typically suggests a lower annual property tax bill. It generally reflects the home’s age, the unfinished basement, and the modest lot size relative to the city.

2. How does the living area compare to nearby homes?
The 1,176 sq ft of living area is a standout feature. It ranks in the top 12% on its own street and the top 18% in the Chalmers area, meaning it offers significantly more interior space than most direct comparable properties.

3. What should I know about the basement?
The listing specifies the basement is “not renovated.” Buyers should budget for any desired improvements, such as finishing, moisture management, or utility updates, and will likely want a thorough inspection to understand its current condition and potential.

4. Is the land size a limitation?
The lot is just under 2,320 sq ft, which is smaller than the average for Chalmers and much smaller than the city-wide average. This means lower exterior maintenance but minimal room for expansion, large gardens, or extensive outdoor amenities.

5. What is the context from recent sales on the street?
A nearby home at 434 Harbison Avenue W (with less living space) sold for $19,500 in late 2021. This provides a very recent benchmark, but market conditions and this home’s specific characteristics, like its greater square footage, will be key factors in its current value.