Property Overview: 1202 sqft, Herbert Avenue, Winnipeg

Key Characteristics & Buyer Suitability

This 1912-built home offers 1,202 square feet of living space on a 2,963-square-foot lot. The living area is notably generous for its street and neighbourhood—ranking in the top 10% on Herbert Avenue and within Talbot-Grey, while falling in the top half citywide. The assessed value of $246,000 sits above the street and area averages, though it lands in the bottom 16% across Winnipeg, reflecting the property’s combination of size and age in a relatively affordable segment of the market.

The appeal lies in its usable square footage at a price point that undercuts many newer or larger homes citywide. For buyers who prioritize interior space over a sprawling yard or a modern build year, this home offers a solid foundation. The lot is on the smaller side—bottom 10% citywide—so it suits someone who wants a manageable outdoor area, not a large garden or future expansion space. Likely buyers include first-time homeowners looking for a larger-than-entry-level floor plan, or those who value character neighbourhoods (Talbot-Grey) and don’t mind taking on updates in an older home. The 1912 construction means systems and structure should be carefully inspected, but for a buyer willing to invest sweat equity, this could offer a more spacious alternative to similarly priced condos or smaller bungalows.

Five Possible FAQs

1. How does the living area compare to similar homes in Winnipeg?
   At 1,202 sqft, it’s slightly below the citywide median of 1,342 sqft, but it’s well above average for homes on Herbert Avenue (931 sqft) and in Talbot-Grey (900 sqft). So within its immediate area, it feels spacious.

2. Is the assessed value a reliable indicator of the home’s market price?
   Assessed value ($246k) is used for property taxes and doesn’t directly set market price. It’s a helpful benchmark, but actual sale price depends on condition, upgrades, and demand. The home ranks in the top quartile for value on its street and area, but below average citywide—suggesting it may be priced to reflect its age and lot size.

3. What’s the significance of the year built being 1912?
   This home is among the older stock in Winnipeg and even in its neighbourhood. Older homes often have solid framing and mature landscaping, but may need updates to plumbing, electrical, or insulation. Buyers should budget for potential maintenance and consider a thorough home inspection.

4. Given the small lot, is there room for future additions?
   The 2,963 sqft lot ranks in the bottom 10% citywide. Zoning rules and setback requirements would limit major expansions. If you plan to add square footage, check with the city first. This property is better suited for someone happy with the existing footprint.

5. How does this property rank on the neighbourhood map?
   The listing includes a link to open a neighbourhood analysis page showing nearby houses for side-by-side comparison of year built, living area, assessed value, and lot size. That map is the most direct way to see how this property stacks up against its immediate neighbours.