Property Overview: 3807 Batchelor Avenue

Key Characteristics & Appeal

This is a well-situated, fully developed bungalow in the established Varsity View neighbourhood. Built in 1956, its primary appeal lies in its generous 9,538 sqft lot—a significant size that ranks in the top 7% of all properties in Winnipeg. The home itself offers 940 sqft of living space with a finished basement and a detached garage. Recent data shows it outperforms most comparable homes in its immediate area for lot size and overall community desirability, ranking in the top 18% within Varsity View.

Its strongest suit is for a specific buyer: someone seeking a classic bungalow layout on a large, private lot with room to garden, entertain, or potentially expand. It’s a grounded, no-frills property where the value is anchored in the land and location rather than modern finishes. The 2020 sale price suggests a history of steady value, and its current assessment aligns with a mid-range market position city-wide. This home would suit a practical buyer—a young family looking for entry into a sought-after neighbourhood, an investor interested in a hold property with land value, or a downsizer wanting single-level living without a cramped yard. The charm here is unassuming but real: space, stability, and established community roots.

Frequently Asked Questions

1. How does the home’s age affect its condition and value?
Built in 1956, the home is 70 years old. While this typically means some systems (like plumbing or electrical) may need updating, it also often comes with solid construction and mature landscaping. The value is significantly supported by the large lot, which is a scarce commodity in older neighbourhoods.

2. The living space seems modest. Is the layout functional?
At 940 sqft, the main floor living area is compact. However, the presence of a finished basement effectively doubles the usable space, offering flexibility for family rooms, offices, or additional bedrooms, making the overall footprint more practical.

3. What does the ranking data actually tell me?
The rankings compare this property against others on its street, in Varsity View, and across Winnipeg. Key takeaways: its lot size is exceptionally large (top 7% in the city), making it a standout feature. Its overall assessment value sits in a competitive middle range, suggesting it’s not overpriced relative to the broader market.

4. Is the detached garage a drawback?
For some, a detached garage is less convenient than an attached one, especially in winter. For others, it offers separation, potential workshop space, or flexibility for future lot development. It’s a characteristic that depends on personal preference and intended use.

5. The 2020 sale was for $320,000. What does that mean for today’s price?
That sale establishes a recent transaction history and provides a benchmark for past market value. The current assessed value is higher, reflecting market changes and the property’s inherent strengths, like its lot size. It’s a solid data point for understanding the property’s trajectory, but not a direct indicator of the current listing price.