Property Overview: 28 Talbot Avenue, Glenelm, Winnipeg

Key Characteristics & Appeal

This 1949 one-storey home in Glenelm presents a distinct value proposition centered on land and location rather than square footage. At 792 sq ft, the living space is notably compact, ranking below average for the street, neighborhood, and city. However, this is balanced by a generous 4,505 sq ft lot that is above average for both Talbot Avenue and Glenelm, offering significant outdoor space and potential.

The home’s primary appeal lies in its strong assessed value relative to its immediate surroundings. It ranks in the top 10% on its street and top 13% in Glenelm for assessed value, suggesting it is viewed as a solid asset within this specific market. The detached garage and renovated basement add functional utility. Its appeal is for the pragmatic buyer: a first-time homeowner, an investor, or a downsizer who prioritizes a larger lot in an established neighborhood over a large house. It suits someone comfortable with a cozy footprint who sees value in the land itself and the possibility for future expansion or garden use, rather than move-in-ready spaciousness.

Frequently Asked Questions

1. Why is the assessed value so high compared to the home's size?
The assessed value reflects more than just living area. It likely accounts for the desirable lot size, the renovated basement, the home's condition, and its location within Glenelm. The data shows the assessment is strong specifically within its local context, indicating these factors are valued here.

2. Is the house too small for practical living?
That depends on your needs. At under 800 sq ft, it is compact. It would suit individuals, couples, or those comfortable with efficient living. The renovated basement provides crucial additional space for laundry, storage, or a recreation area, helping to offset the smaller main floor.

3. What does the sale history indicate?
The home sold in April 2019 for an estimated range of $265k-$295k. Given its current assessed value and market trends, this past price offers a benchmark, but a current market evaluation is essential to understand its present value.

4. How does the lot size benefit me?
The above-average lot is a key feature. It provides ample yard space for gardening, recreation, or pets—a rarity in many older neighborhoods. It also presents a long-term opportunity, as the lot could potentially accommodate an addition or be a valued asset if the neighborhood sees redevelopment.

5. The home was built in 1949. What should I be concerned about?
While the basement is noted as renovated, a standard inspection for a home of this age is critical. Focus should be on the foundation, plumbing, electrical systems, and the roof. The renovation is a positive, but ensuring the core structure and major systems are sound is the priority.