Property Overview

This one-and-three-quarter storey home at 405 Royal Avenue in Winnipeg's Jefferson neighbourhood presents a specific and compelling opportunity. Its primary appeal lies in its generous living space of 1,728 sqft, which is notably larger than most comparable homes on its street and in the immediate area. Built in 1938, it is a character home with an unfinished basement and no garage, indicating it is best suited for a buyer comfortable with a property that has retained its original utility features. The assessed value is modest relative to the city-wide average, suggesting a lower entry point for the amount of interior space offered.

This property would suit a practical buyer or investor who prioritizes square footage over modern finishes. It's ideal for someone looking for a character home with room to grow or adapt over time, who is prepared for potential updates. The lot size is standard for the area, offering typical outdoor space without extra maintenance burdens. A less obvious perspective is that its "below average" year built and assessed value, when paired with its "above average" living area, create a unique value proposition: you are acquiring proportionally more historic house for your dollar, which can be a strategic starting point for a long-term renovation project or a multi-generational household needing separate spaces.

Frequently Asked Questions

1. What does "one & 3/4 storey" mean?
This is a common Winnipeg architectural style, typically featuring a full main floor and a second floor where the roofline slopes inward, reducing the ceiling height or square footage of the upper rooms compared to a full two-storey home. It often adds character and can include cozy, angled ceilings in the bedrooms.

2. The assessed value seems low. Does that reflect the condition?
The assessed value is for municipal tax purposes and is influenced by many factors, including recent sales in the area and the home's age and features. While it suggests a lower tax burden, it often indicates the home may require modernization, as seen with the unfinished basement and lack of a garage. It's a starting point for valuation, not a direct market price.

3. How significant is the living area being in the "top 2%" for the street?
It's a key feature. It means this home offers substantially more interior space than nearly all its direct neighbours. For a growing family, someone working from home, or a buyer simply wanting larger rooms, this is a major advantage that sets this property apart on the block.

4. What are the implications of an unfinished basement?
An unfinished basement provides flexible, blank-canvas space for storage, a workshop, or future renovation (like a rec room or suite). However, it also means any necessary updates to plumbing, electrical, or foundation are likely more accessible for inspection but also may be required. It represents both potential and potential cost.

5. There's no garage. What are the parking options?
The property listing indicates no garage. Buyers should verify on-site for a driveway or designated parking. In many older Winnipeg neighbourhoods, on-street parking is common, but it's crucial to confirm local permit requirements or restrictions, especially during winter parking bans.