Property score
52.2
Fair
Overall 52.2 · Smaller and older than most nearby homes
935 sqft (bottom 11%) · Built in 1956 (20 yrs older than avg)
Located in a average-income area with median household income of ~59.2k
Transit 82.0 · 6-min walk to transit with 5 nearby routes · Within 500m: 2 dining spots, 2 schools, 1 healthcare facility, and 1 shop nearby
Living Area
Below average
33% smaller than neighborhood avg.
Year Built
Below average
20 yrs older than neighborhood avg.
Mother tongue
English · 76%French · 2%
Past 10 years River East sales snapshot (~80% of all data)
826
425k
$395/sqft
1976
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52.2 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: #46110742
$59K
Median household income
$72K
Average household income
16%
Low income (LIM-AT)
0.3
Income inequality (Gini)
3.6
P90 / P10 ratio
46%
Single-person households
13%
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
285 Douglas Avenue — 11 amenities found within 500 m, across 6 categories, including 2 dining (nearest 436 m), 2 education (nearest 423 m), 1 healthcare (nearest 429 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 | Bottom 8% | Bottom 3% | Bottom 15% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 285 Douglas Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This 1956-built home in River East presents a clear value-oriented proposition. Its key characteristic is a significant price advantage, with an assessed value well below area averages. At 935 sqft, the living space is modest and below typical neighborhood and city sizes, but it sits on a notably larger-than-average 7,432 sqft lot for Winnipeg.
The appeal lies in its affordability and land potential. It suits first-time buyers seeking an entry point into the market, practical downsizers who prioritize lot size over interior square footage, or investors looking for a property with redevelopment potential given the sizable lot. A less obvious perspective is that a home priced below typical area comparables can offer more financial flexibility for renovations or additions, allowing a buyer to customize the space over time without immediately over-investing for the neighborhood.
Section 2: Frequently Asked Questions
1. Is the home’s below-average assessed value a red flag?
Not necessarily. The data shows it is consistently valued lower than comparable homes on its street, in River East, and across Winnipeg. This typically indicates a more affordable entry point, but it’s essential to understand the specific reasons, which could include the home’s age, condition, or smaller living area, through a professional inspection.
2. How does the lot size compare to nearby properties?
The land area is a standout feature. It is larger than the average lot in both the broader River East neighborhood and across the city of Winnipeg, offering more outdoor space than many comparable properties.
3. What is the likely sold price range?
Public data indicates a sold price between CA$200k–250k in September 2023, which aligns with its lower assessed value. For verified, exact historical sale figures, a manual lookup through the site is required.
4. Who might this property not suit?
Buyers seeking a move-in-ready home with modern, spacious interiors may find the below-average living area and 1956 vintage requires compromise or immediate investment. It is better suited to those with renovation plans or who value land over interior size.
5. How does its age compare to other homes in the area?
Built in 1956, it is older than the average home on Douglas Avenue and in the River East neighborhood. This suggests potential for character but also means systems (like plumbing, electrical, or the roof) may be due for updates or careful inspection.
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