Property Overview

This one-storey home on Churchill Drive in Winnipeg's Riverview neighbourhood presents a specific and compelling opportunity. Its primary appeal lies in the combination of a very large, private lot and a solid, mid-century home that offers a clear path for personalization.

Key Characteristics & Appeal

The standout feature is the land. At nearly 13,000 square feet, the lot size ranks in the top 1% of the neighbourhood, offering exceptional outdoor space for gardening, recreation, or future expansion. The house itself, built in 1953, provides a functional 1,325 sqft layout with an existing basement, presenting a solid foundation. Its current assessed value is notably lower than its 2021 sale price, which may attract buyers looking for value or a property with upside potential in a well-regarded area.

This property would suit a specific buyer: those who value land and location over immediate move-in readiness. It’s ideal for a hands-on buyer looking for a long-term home to gradually renovate to their own taste, or for someone who sees the potential in the expansive lot itself. The appeal is less about luxury finishes and more about the canvas it provides—a peaceful, sizable property in a mature community.

Frequently Asked Questions

1. Why is the current assessed value so much lower than the 2021 sale price?
Assessed values for municipal tax purposes often lag behind market sale prices and are calculated using different formulas. The discrepancy may reflect market cooling, the specific characteristics of the home, or adjustments made by the assessor. It’s important to base an offer on recent comparable sales, not the assessment.

2. What does "basement, not renovated" typically mean for a home of this era?
It generally indicates a functional but dated space. It likely has foundational plumbing and electrical systems and may be partially finished, but will require updating. This represents both a cost consideration and an opportunity to create additional living space tailored to a new owner's needs.

3. The lot is large, but are there any restrictions on how it can be used?
While the data shows the lot's size, local zoning bylaws will dictate what can be built. A buyer interested in adding a garage, a secondary suite, or even subdividing (if possible) must verify these plans with the city's planning department, as Riverview has specific heritage and character guidelines.

4. How does the lack of a garage affect value and livability in this area?
Many older homes in established neighbourhoods lack garages. While it may affect value compared to homes that have one, the large lot provides ample space to add a detached garage or carport, subject to permits. For some buyers, the trade-off for a larger yard is worthwhile.

5. The home ranks highly for lot size but lower for year built. What should I consider?
The high rank for lot size is a significant asset. The lower rank for the building's age (73 years) simply means many homes in Winnipeg are newer. For a well-built mid-century home, age is less a concern than its maintenance history. A thorough inspection is crucial to understand the condition of the roof, wiring, plumbing, and foundation.