Property Overview: 94 Essex Avenue, Winnipeg

Key Characteristics & Appeal

This one-and-a-half storey home in Glenwood presents a solid, no-frills opportunity centered on its generous lot. Built in 1942, the 1,116 sqft living space is notably above average for its immediate street and neighbourhood. The home’s standout feature is its 5,122 sqft land area, which ranks in the top 5% on Essex Avenue, offering significant outdoor space that is rare for the area. It includes a detached garage and an unrenovated basement, pointing to a property that has been maintained but is ready for updates.

The appeal lies in its strong fundamentals: a larger-than-average house on a much larger-than-average lot for the street, all at a very accessible price point as reflected in its below-city-average assessed value. It suits practical buyers looking for a footprint to grow into, whether that means expanding the home, creating extensive gardens, or simply having ample private space. It’s particularly suited for a handy buyer or investor who sees value in the underlying assets—the lot size and solid structure—and is prepared to tailor the interior to their own tastes over time.

Frequently Asked Questions

1. What does "above average for the street but below average citywide" really mean for value?
It highlights a key dynamic: this property offers more house and land than its immediate neighbours, which is a local advantage. The below-city-average assessment suggests it’s in a more affordable area overall, making it a chance to get more physical property for your dollar compared to Winnipeg’s broader market.

2. The basement is noted as "not renovated." What should I expect?
Expect a functional but dated space. It’s likely a raw utility area—suitable for laundry and storage—that hasn’t been modernized into a finished living area. This represents both a cost-saving on the purchase price and a clear opportunity (or future project) for the buyer.

3. How significant is the lot size advantage?
Very. With a lot size in the top 5% on its street, the property offers roughly 1,500 more sqft of land than the Essex Avenue average. This allows for possibilities like adding a shed, creating a spacious garden, or providing extra parking and play space that most lots on the block cannot.

4. The home last sold in July 2023. Is that recent turnover a concern?
Not necessarily. The short ownership period could be due to many personal circumstances. It does, however, make reviewing the exact sale price from that transaction (available by request from the site) especially valuable to understand current market positioning.

5. Who would this property NOT be suited for?
It may not suit buyers seeking a move-in-ready, modernized home without any projects. The unrenovated basement and the age of the home likely mean some systems or finishes will require attention or updating. It’s best for those with a vision and a budget for gradual improvements.