Property score
46.2
Below average
Overall 46.2 · Smaller but newer than most nearby homes
750 sqft (bottom 13%) · Built in 1928 (3 yrs newer than avg)
Located in a above-average income area with median household income of ~83k
Transit 94.0 · 1-min walk to transit with 4 nearby routes · Within 500m: 1 school, and 4 parks nearby
Living Area
Below average
36% smaller than neighborhood avg.
Year Built
Above average
3 yrs newer than neighborhood avg.
Mother tongue
English · 81%Tagalog · 3%
Past 10 years Glenelm sales snapshot (~80% of all data)
367
261.1k
$330/sqft
1925
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46.2 is composed by the two sections below.
Property Score
Community Score
Glenelm
How to read: Share of sales in each ~$50k price band for “glenelm” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46110674
$83K
Median household income
$85K
Average household income
10%
Low income (LIM-AT)
0.2
Income inequality (Gini)
2.8
P90 / P10 ratio
27%
Single-person households
21%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
38 Hespeler Avenue — 5 amenities found within 500 m, across 2 categories, including 1 education (nearest 452 m), 4 parks (nearest 69 m).
Glenelm · WPS public data · 2026
Annual incidents
13
2026
vs. city avg
-56%
relative to avg
Year-over-year
▼ -92%
vs. prior year
Primary type
Property
69%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 20% | Bottom 6% | Bottom 4% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 38 Hespeler Avenue, Glenelm, Winnipeg
Section 1: Key Characteristics & Appeal
This is a compact, one-storey home built in 1928, situated on a notably generous lot for its Glenelm neighbourhood. With 750 sqft of living space, the house is smaller than most in the area, but its 3,722 sqft land parcel is well above the local average, offering valuable outdoor space and potential. The home features a detached garage and an unrenovated basement. Its assessed value is modest relative to the broader city and even the neighbourhood, suggesting a lower entry point.
The primary appeal lies in its land-to-structure ratio. For the right buyer, the smaller, efficient home on a larger lot presents a clear opportunity: it could be a manageable, affordable starter home with room to garden or expand, or a long-term project for adding value. It suits practical, budget-conscious buyers—first-time homeowners, downsizers, or investors—who see potential beyond the current footprint and are comfortable with a home that may require updates. A less obvious perspective is its appeal to those seeking a simpler, lower-maintenance living space without sacrificing yard space, which is increasingly rare in mature neighbourhoods.
Section 2: Frequently Asked Questions
1. Is this a "tear-down" property?
Not necessarily. While the living area is below average, the home appears maintained and habitable. Its value is likely tied to its significant lot size, which offers multiple options: renovating and expanding the existing structure, or eventually redeveloping the land.
2. Why is the assessed value so much lower than the city-wide average?
The assessed value reflects the home's smaller size, age, and the specific local market in Glenelm. It is important to note that assessed value for tax purposes is not the same as current market value, which can be influenced by demand, condition, and lot potential.
3. What does "basement, not renovated" typically mean?
It indicates the basement is unfinished or in original condition. Buyers should budget for potential updates and investigate standard concerns for homes of this era, such as moisture management, insulation, and mechanical systems.
4. How does the lot size compare to nearby properties?
The lot is a key feature. At 3,722 sqft, it ranks in the top 16% on its own street and the top 30% in Glenelm, meaning it is substantially larger than many neighbouring properties, offering more privacy and flexibility.
5. What is the neighbourhood like?
Glenelm is a mature, established neighbourhood with homes primarily built in the early-to-mid 20th century. The area offers character and convenience. The property's above-average age ranking within Glenelm indicates it fits the neighbourhood's historic fabric.
