Property Overview

This home at 19 Osgoode Place presents a distinct profile where its primary strength lies not in the size of the house itself, but in the exceptional scale of its property. Built in 1975, the 1,179 sqft residence offers functional living space that is slightly below average for its immediate street but aligns closely with the typical size seen across the Waverley Heights neighborhood and Winnipeg overall. However, its true standout feature is the expansive 21,775 sqft lot, which ranks in the top 1% both within the community and the entire city. This creates a rare opportunity for privacy, outdoor enjoyment, and potential future expansion that is hard to find. The property’s assessed value for taxes is consistently above average across all comparison levels, reflecting its perceived premium due to the land.

Its appeal is geared towards specific buyers: those who prioritize land and long-term potential over a move-in-ready, maximized interior. It would suit a family or individual looking for a solid home in a well-established area with the space for gardens, recreation, or possibly a future addition. It could also appeal to a value-conscious buyer who sees the land as a strategic investment, understanding that the house itself, while livable, offers room for modernization over time.

Key Considerations & FAQs

1. The lot size is exceptional. What does that mean for me practically?
   Beyond simple bragging rights, it translates to significant privacy, space for multiple outdoor living areas (like gardens, patios, or play areas), and reduced noise from neighbors. It also provides a valuable buffer and may offer more flexibility for future projects like a garage, workshop, or expansion, subject to local zoning.

2. The living space is noted as below average for the street. Should I be concerned?
   This depends on your needs. The home is still a comfortable size, nearly 1,200 sqft, and is actually very close to the neighborhood average. It suggests the other homes on Osgoode Place are particularly spacious. For buyers who value efficient layouts and lower heating/maintenance costs over vast square footage, this is not a drawback.

3. Why is the tax assessment value so much higher than average?
   Municipal assessments heavily factor in land value. This property’s assessment is likely elevated due to its extraordinarily large lot, which is a major asset. While this indicates the city views it as a premium property, buyers should be aware it will likely result in a correspondingly higher property tax bill compared to a home with a standard-sized lot.

4. The house was built in 1975. What should I check?
   While the home is not considered old for Winnipeg, this era may have original components that are nearing the end of their service life. A thorough inspection should focus on the roof, windows, electrical panel, and plumbing. On the positive side, homes from this period often feature practical layouts and mature landscaping.

5. Who might this property NOT be ideal for?
   Buyers seeking a large, turn-key home with no immediate projects may find the interior space modest relative to the lot size. Similarly, those with minimal interest in gardening, yard maintenance, or the potential of land value may not fully utilize or appreciate the property’s key advantage, and could find better value in a newer home on a standard lot.