3604 Batchelor Avenue

Property Overview & Key Characteristics

This two-storey home in Varsity View is defined by its generous scale and established presence. Built in 1986, its primary appeal lies in the substantial 17,577 sqft lot—a rare find that places it in the top 2% of properties across Winnipeg for land size. The 2,152 sqft of living space is well above average for the area, complemented by a finished basement and an attached garage. The home’s competitive rankings are noteworthy: it consistently places in the top tier of its street, neighborhood, and city for lot size, living area, and assessed value.

Its appeal is for buyers seeking space, privacy, and long-term potential in a mature neighborhood. It perfectly suits a growing family looking for ample yard space, or a value-conscious buyer who sees the underlying asset in the land itself. A less obvious perspective is its suitability for someone interested in sustainable living; the large lot offers significant potential for gardening, landscaping, or even future additions, aligning with a desire for self-sufficiency and outdoor living that is hard to find closer to the core.

Frequently Asked Questions

1. What does the high ranking in lot size actually mean?
It means this property’s land area of 17,577 sqft is larger than 98% of all residential properties in Winnipeg, offering exceptional outdoor space and privacy compared to typical city lots.

2. The house was built in 1986. What should I consider regarding its age?
While major systems like roof, windows, and HVAC may be due for updates or replacement, homes from this era often feature solid construction and practical, modifiable floor plans. A thorough inspection is key.

3. Who would this property not be suitable for?
It may not suit those seeking a modern, move-in-ready home without any projects, or buyers who prefer a low-maintenance lifestyle with minimal yard work.

4. How does the finished basement contribute to the living space?
It adds functional square footage that can be used for recreation, guest space, or a home office, effectively increasing the usable area beyond the main 2,152 sqft.

5. What is the significance of the assessed value being in the 92nd percentile?
The assessment of $591,000 is higher than 92% of Winnipeg homes, reflecting the combined value that the city places on both the substantial lot and the above-average living space. This often correlates with market value, but is not a direct guarantee of sale price.