Property Overview: 104 Harbison Avenue W, Glenelm, Winnipeg

Key Characteristics, Appeal & Ideal Buyer

This 1943-built, one-storey home in Glenelm presents a distinct value proposition centered on land and location rather than interior size. With 711 sqft of living space, the house itself is notably compact, ranking below average for size both on its street and within the wider city. However, its primary strengths are a fully renovated basement and, most significantly, a generous 4,318 sqft lot—a land parcel that ranks well above average for both the immediate area and the Glenelm neighborhood. This creates a classic "value-in-the-land" scenario, where the assessed value of $240k is driven more by the property's potential and location than by the existing footprint.

The appeal lies in this balance. It’s an entry point into a established neighborhood, offering the space and privacy of a large yard for gardening, expansion, or outdoor living, all while carrying lower property taxes relative to many city-wide comparables due to its modest assessment. It suits a practical, value-oriented buyer: perhaps a first-time homeowner comfortable with a cozy living space who prioritizes outdoor area, an investor looking for a property with redevelopment or suite potential due to the lot size, or someone seeking the character and stability of Glenelm without the premium price tag of a larger, updated home.

Frequently Asked Questions

1. Is the house too small for comfortable living?
At 711 sqft, the main floor living area is compact. However, the renovated basement effectively doubles the usable space, making it more functional for daily life than the square footage alone suggests. It’s ideal for individuals, couples, or small families who utilize space efficiently.

2. Why is the assessed value relatively high for a smaller home?
The assessment reflects the property’s total value, which is significantly influenced by its large, desirable lot in Glenelm. In many established neighborhoods, the land often constitutes a major portion of the value, especially when the house is older and smaller.

3. What are the possibilities for expanding or renovating?
The generous lot size is a key asset here, providing clear potential for future additions, a garage, or a garden suite (subject to city zoning and permit approvals). This makes the property a strategic choice for buyers with long-term improvement plans.

4. How does the recent sold price compare to the assessment?
Based on available data, the home sold in March 2025 for a price close to its current $240k assessment. This indicates the market price is aligned with its official valuation, suggesting a stable and transparent pricing environment for the property.

5. Is the age of the home (built 1943) a concern?
While the home is over 80 years old, its age is typical for Glenelm, where many homes are from this era or earlier. The renovated basement is a positive update. A thorough inspection is always recommended to understand the condition of core systems like wiring, plumbing, and the foundation.