Property Overview: 2028 Montrose Street, North River Heights, Winnipeg

Key Characteristics & Buyer Profile

This is a 1929-built home with 2,028 square feet of living space on a 5,998-square-foot lot. The property sits well above average for its area and city in both living area and assessed value, but it’s not about size alone. The house is older than most of its neighbours on Montrose Street, where the 1929 build year puts it in the bottom 29% of the street. In North River Heights, it falls in the bottom 43% by year built. That means you’re looking at a home with character and established bones, not a recent renovation or new build.

The appeal here is subtle. The living area ranks in the top 10% citywide, and the land is generous for the neighbourhood—top 16% in North River Heights. The assessed value ($515,000) is strong relative to both the area and the city, which suggests the property already holds its own. But the older build date means a buyer should expect maintenance realities: older windows, plumbing, electrical, or insulation may need attention. This isn’t a turnkey property for someone wanting to move in and do nothing.

For the right buyer, that’s not a drawback—it’s an opportunity. This property suits someone who values space and a good lot in a desirable area, and who has the appetite (or budget) to update gradually. It’s not for the first-time buyer looking for a low-maintenance starter home. It’s better suited to someone who appreciates a solid older structure, wants room to make it their own, and understands that older homes in top-ranked areas tend to reward patient upgrades.

Frequently Asked Questions

1. How does the land size compare to other homes in North River Heights?
The lot is 5,998 square feet, which places it in the top 16% of the area and top 32% citywide. It’s above average for the street and neighbourhood, meaning more outdoor space than most nearby properties.

2. Is the 1929 build year a concern?
It depends on your expectations. Older homes in this area often have solid construction but may need updated mechanicals, insulation, or roofing. The year-built ranking bottom 29% on the street suggests many neighbours are newer or have been significantly renovated. A thorough home inspection is recommended to understand current condition.

3. Why is the assessed value high if the house is older?
Assessed value reflects market position, not just physical condition. This home’s larger living area and generous lot in a desirable neighbourhood push its assessed value above 50% of properties on the street, and into the top 26% for the area and top 17% citywide. Land, location, and square footage all contribute.

4. Would this property work for a family?
Yes, with caveats. The interior space (2,028 sq ft) and lot size are family-friendly. But the older layout may not have the open-concept floor plan many families prefer today. If you’re willing to adapt or renovate, it could work well. If you need move-in-ready with modern flow, you may want to keep looking.

5. How does this home compare to similar homes on Montrose Street?
On the street itself, this home ranks in the top 25% for living area (average on the street is 1,766 sq ft) and top 46% for assessed value. The year built is below average for the street, and the lot is slightly smaller than some, but still above average. It’s a mixed profile—strong on space and value, dated in age. That combination makes it a bit of a standout for someone looking to invest sweat equity or a renovation budget into a property that already has strong bones and a good address.