Property score
69.2
Good
Overall 69.2 · Older than most nearby homes
1,194 sqft (bottom 39%) · Built in 1971 (5 yrs older than avg)
Located in a high-income area with median household income of ~93k
Transit 82.0 · 1-min walk to transit with 2 nearby routes · Within 500m: 1 dining spot, 1 shop, and 2 parks nearby
Living Area
Below average
15% smaller than neighborhood avg.
Year Built
Below average
5 yrs older than neighborhood avg.
Mother tongue
English · 79%French · 1%
Past 10 years River East sales snapshot (~80% of all data)
826
425k
$395/sqft
1976
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69.2 is composed by the two sections below.
Property Score
Community Score
River East
How to read: Share of sales in each ~$50k price band for “river east” (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: #46110767
$93K
Median household income
$99K
Average household income
7%
Low income (LIM-AT)
0.2
Income inequality (Gini)
3.1
P90 / P10 ratio
28%
Single-person households
20%
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
2083 Henderson Highway — 4 amenities found within 500 m, across 3 categories, including 1 dining (nearest 250 m), 1 shopping (nearest 422 m), 2 parks (nearest 215 m).
River East · WPS public data · 2026
Annual incidents
17
2026
vs. city avg
-42%
relative to avg
Year-over-year
▼ -92%
vs. prior year
Primary type
Property
71%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 18% | Top 39% | Top 34% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 2083 Henderson Highway, Winnipeg
Key Characteristics & Appeal
This property presents a compelling mix of space, value, and potential on a well-known Winnipeg thoroughfare. Its most defining feature is the exceptionally large lot of approximately 21,835 square feet, placing it in the top 1% of lots both in the River East neighborhood and city-wide. This offers rare potential for expansion, gardening, or outdoor recreation that is hard to find in the city. The home itself, built in 1971, is notably newer than most on its street, offering more modern construction compared to the street's average build year of 1944.
The assessed value of $384,000 sits above the street average, suggesting the municipal assessment recognizes its premium lot size and relative modernity. The living area is average for the market, making it a comfortable family-sized home rather than an oversized property. Its appeal lies in this balance: it’s a solid, post-and-beam style home on a truly standout piece of land. It would suit a buyer looking for a long-term home with room to grow, a DIY enthusiast or builder who sees value in the land potential, or someone seeking a property that stands apart from its neighbors in terms of private outdoor space without being remote.
Frequently Asked Questions
1. Is the lot size a benefit or a burden?
While a huge asset for privacy and potential, a lot this size also means higher property taxes relative to land value and more responsibility for maintenance (like lawn care or snow clearing) than a standard city lot.
2. How does traffic on Henderson Highway impact the property?
As a major artery, Henderson Highway ensures excellent connectivity but will involve consistent traffic noise. The value of the large lot may be partially offset by this less-quiet location compared to a side street.
3. The home is newer than its street, but older than its neighborhood average. What does that mean?
It likely has advantages over many neighboring homes in terms of foundational materials, wiring, or layout common to its era. However, as a 1970s build, it may still require updates to windows, insulation, or interior systems to meet modern efficiency standards.
4. The assessed value is above the street average. Will my property taxes be significantly higher?
Typically, yes. A higher assessed value generally leads to a higher property tax bill, all else being equal. This is an important factor to weigh against the benefits of the larger, more valuable lot.
5. Can the large lot be subdivided for development?
This is a key question with major financial implications. Any subdivision would require thorough investigation of current City of Winnipeg zoning bylaws, which can be complex and subject to change. This is not a given and would require professional consultation.
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