Property score
58.0
Fair
Overall 58.0 · Compared with neighbourhood average
916 sqft (bottom 34%) · Built in 1950 (2 yrs older than avg)
Located in a above-average income area with median household income of ~77k
Transit 80.0 · 4-min walk to transit with 3 nearby routes · Within 500m: 3 dining spots, 2 schools, 1 healthcare facility, and 1 shop nearby
Living Area
Below average
18% smaller than neighborhood avg.
Year Built
Near average
2 yrs older than neighborhood avg.
Mother tongue
English · 74%Tagalog · 6%
Past 10 years Norberry sales snapshot (~80% of all data)
173
450k
$330/sqft
1952
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58.0 is composed by the two sections below.
Property Score
Community Score
Norberry
How to read: Share of sales in each ~$50k price band for “norberry” (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: #46110606
$77K
Median household income
$96K
Average household income
9%
Low income (LIM-AT)
0.2
Income inequality (Gini)
3.0
P90 / P10 ratio
32%
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 Glenview Avenue — 11 amenities found within 500 m, across 6 categories, including 3 dining (nearest 222 m), 2 education (nearest 342 m), 1 healthcare (nearest 355 m).
Norberry · WPS public data · 2026
Annual incidents
6
2026
vs. city avg
-80%
relative to avg
Year-over-year
▼ -93%
vs. prior year
Primary type
Property
83%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 40% | Top 39% | Bottom 48% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 20% | Bottom 46% | Bottom 37% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
38 Glenview Avenue in Winnipeg's Norberry neighbourhood presents a solid, mid-century home that offers value through its balance of space and lot size within a well-established community. Built in 1950, this 916 sqft bungalow sits on a 6,343 sqft lot. Its assessed value of $324k aligns closely with averages for its immediate street and area, suggesting a fairly priced entry point into the market.
The appeal here is one of practicality and potential. The home's living area is modest compared to the city-wide average, which may indicate an opportunity for a thoughtful expansion or renovation to increase its value, a project suited for a handy buyer. Conversely, the lot size is notably larger than the Winnipeg average, offering valuable outdoor space that is less common in newer developments. This combination—a smaller, older home on a generous lot—creates a clear value proposition for specific buyers.
This property would suit a first-time homebuyer looking for a manageable footprint with room to grow outdoors, or an investor or renovator who sees the underlying value in the land and the potential to modernize the living space. It’s a home for those who prioritize lot size over immediate square footage and are comfortable with the maintenance and update needs typical of a 76-year-old property.
How does this home’s size compare to others nearby?
At 916 sqft, the living area is somewhat smaller than the average home on Glenview Avenue (approx. 1,040 sqft) and in the broader Norberry area. This could mean cozier living spaces but also potentially lower utility costs and less upkeep.
Is the assessed value in line with recent sales on the street?
The assessed value of $324k is very close to the street average. Previous sales on the street in 2021 and 2017 fell within the $250k-$350k range, suggesting stable, moderate appreciation in line with the area.
What does the lot size tell me about the property?
The lot of over 6,300 sqft is a key feature. It's larger than most city lots, offering ample yard space for gardens, recreation, or future additions. However, it's actually one of the smaller lots on Glenview Avenue itself, so the street may have an especially spacious character.
As a 1950s build, what should I be prepared for?
A home of this age will likely have older mechanical systems (like plumbing and electrical), windows, and insulation. A thorough inspection is essential. The positive trade-off is often a simpler layout with solid construction and a larger, mature lot rarely found with newer homes.
How can I get the exact historical sold prices?
The displayed sold prices are estimated ranges from public data. To receive verified, exact sale figures for this property, you can request them by email through the site. This manual lookup complies with industry data rules.
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