20 Noble Avenue

Property Overview & Key Characteristics

This 1924 one-and-three-quarter storey home in Glenelm sits on a generous 3,998 sqft lot, offering a classic Winnipeg character footprint. Its key appeal lies in a blend of established neighbourhood charm and specific, modernized utility, most notably its renovated basement—a significant advantage in homes of this era. The property shows strong historical value retention, having sold for $320k in 2021, which ranks in the top tier for its street.

Its appeal is nuanced. While the living area is modest at 1,100 sqft, the large lot provides ample outdoor potential. The data suggests it’s a solid, middle-ground property within its immediate area: it doesn’t top the charts for size or newness on its street, but it consistently ranks in the higher percentiles for assessed and past sale value, indicating it’s perceived as a well-placed, desirable asset in the context of Glenelm. This home would suit a buyer looking for a move-in-ready character home with one major renovation already completed, or someone valuing a larger lot in a mature neighbourhood over square footage. It’s a practical choice for a small household or a couple, offering the charm of an older home without a full basement project looming.

Frequently Asked Questions

1. What does "one-and-three-quarter storey" mean?
This is a common Winnipeg architectural style where the second floor has slightly sloped ceilings following the roofline, creating cozy, character-filled bedrooms, often with dormer windows. It distinguishes it from a full two-storey home.

2. The assessed value seems low compared to the 2021 sale price. Why?
Municipal assessed value for tax purposes is often significantly lower than market value and is not a direct indicator of current selling price. The 2021 sale price of $320k is a more relevant benchmark for today’s market value.

3. How does the lot size compare?
At nearly 4,000 sqft, the lot is well above average for the street (top 79%), offering more private outdoor space than many neighbouring properties—a key asset for gardening, play, or future expansion.

4. The home is 100 years old. What should I be aware of?
While the basement is renovated, a pre-purchase inspection is crucial to assess the condition of core elements common to centennial homes, such as the foundation, original plumbing and electrical updates, and roof.

5. What is the neighbourhood (Glenelm) like?
Glenelm is a mature, established neighbourhood near the Red River. The high percentile rankings for the home’s value within the area suggest it’s a stable, sought-after community where this property holds its standing well compared to peers.