Property Overview

This home at 11 Osgoode Place presents a compelling opportunity in Winnipeg's Waverley Heights neighborhood. Its primary appeal lies in its above-average living space and assessed value within its immediate context. With 1,456 sqft, it offers more room than most comparable homes on its street and in the wider neighborhood. The assessed value of $451k also sits above averages at the street, neighborhood, and citywide levels, suggesting a perception of solid value.

A thoughtful perspective is that this property represents a "big fish in a small pond" scenario. It ranks most impressively on its own street (Top 7% for size, Top 14% for value), indicating it stands out as one of the larger and more valuable homes in its direct peer group. The lot size, while smaller than others on Osgoode Place, is still above the city average, offering a manageable yard. Built in 1975, it is typical for its street but is actually slightly older than many homes in the broader Waverley Heights area.

This home would suit buyers looking for a well-sized property in an established area, who prioritize space and value within a specific community over having the newest build. It’s ideal for someone who wants a home that compares favorably to its immediate neighbors and offers a sense of substance.

Frequently Asked Questions

Q: How does this home really compare to others in the area?
A: The data shows it excels in its most direct comparison. It's in the top tier for size and value on its own street, and ranks well above the neighborhood average for living space. This suggests it's a standout property within its closest community.

Q: The lot seems smaller than others on the street. Is that a concern?
A: The lot is about average for the city and neighborhood, but is indeed smaller than the average lot on Osgoode Place itself. This could mean lower maintenance, but it's worth considering if outdoor space relative to your immediate neighbors is a priority.

Q: What does the assessed value ranking tell me?
A: Being ranked above average at every level—street, neighborhood, and city—indicates the municipal assessment sees solid value here. This often correlates with market perceptions and can be a positive indicator, though market price is ultimately determined by buyers.

Q: The home was built in 1975. How does that compare?
A: It's typical for its street but ranks as "Below Average" for the wider Waverley Heights neighborhood, which has a newer average build year of 1978. This minor difference suggests the immediate area is uniformly established, while some nearby pockets may have newer construction.

Q: Are these rankings just about bragging rights, or do they have practical use?
A: Beyond simple comparison, they help identify a property's character. Ranking highly for size and value on its street suggests it may have been an upgrade or expansion over the original builds, potentially offering better finishes or layout than some neighbors. It provides a data-driven story about the home's place in its surroundings.