Property Overview: 161 Ferndale Avenue, Norwood West

Key Characteristics & Appeal

This 1,380 sqft home, built in 1946, presents a solid, average-sized offering in the established Norwood West neighborhood. Its primary appeal lies in its balance and established context. The home's assessed value ($420k) and living area are both consistently "around average" when compared to the street, neighborhood, and city, suggesting it is a typical and fairly priced entry for the area. A key, less obvious characteristic is its age relative to the street: built in 1946, it is notably newer than most homes on Ferndale Avenue, ranking in the top 3%. This could imply potentially fewer concerns with very old infrastructure found in neighboring, older homes.

The lot size, at just under 4,000 sqft, is below average for the area. This points to a property suited for buyers who prefer lower-maintenance outdoor space or who prioritize the interior and location over expansive yards. Its appeal is grounded rather than exceptional, fitting for a practical buyer seeking a character home without the largest lot or the newest build. It would suit a first-time buyer, downsizer, or investor looking for a standard, move-in-ready home in a central Winnipeg neighborhood without extreme outliers in size, value, or vintage.

Frequently Asked Questions

1. How does the lot size impact this property?
At 3,958 sqft, the lot is smaller than most on the street and in Norwood West. This means less yard maintenance but also less private outdoor space. It's a practical choice for those not wanting extensive gardening, but buyers seeking a large backyard may find it limiting.

2. The home is from 1946, but listed as "elite" for age on its street. What does that mean?
This indicates the home is significantly newer than the average house on Ferndale Avenue (average year built: 1929). While still an older home, it may have undergone fewer generations of updates or have systems and foundations from a somewhat more modern era compared to its immediate neighbors.

3. Is the assessed value a good indicator of the likely selling price?
The assessed value ($420k) is for municipal tax purposes and is often a rough benchmark. Notably, it sits close to the street and neighborhood averages. Market conditions, the home's interior condition, and recent renovations will ultimately determine the sale price, but the assessment suggests it is not an outlier.

4. What can the 2016 sale price tell me?
The home sold for an estimated $300k-$350k in 2016. This historical data shows substantial appreciation over eight years, consistent with broader market trends. It is less useful for pinpointing today's value but confirms the property has been a solid asset.

5. How does this home compare to others in Winnipeg overall?
City-wide, this home offers above-average living space (1,380 sqft vs. city avg of 1,342 sqft) and a higher-than-average assessed value. Its lot size, however, is below the city average. It represents a more compact, urban lot size with a comfortably sized house, typical of mature, central neighborhoods.