291 Burrows Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a home defined by its exceptional land and living space relative to its immediate surroundings, built in 1884. At 1,948 square feet, the living area ranks in the top 3% of homes on Burrows Avenue and the top 5% within the William Whyte neighbourhood, where averages sit around 1,100–1,150 square feet. The land is even more striking: a 6,232-square-foot lot places it in the top 2% on the street and the top 1% in the area, far above the typical 3,200–3,500 square feet nearby. Citywide, these figures are still strong but less exceptional—the lot ranks in the top 27%, and the living area in the top 12%.

The assessed value of $206,000 tells a more nuanced story. On the street, it’s around average (top 53%), and it's well above the neighbourhood median of $149,100 (top 15%). But compared to citywide averages of $390,100, the home is in the bottom 9% of assessed value. This gap between generous physical dimensions and moderate valuation may indicate that the property is undervalued by market standards in its immediate context, or that the older building (built 1884, among the oldest on the street and in the city) has not kept pace with modern price growth.

Appeal lies in the combination of a spacious, century-old structure and a large lot that’s rare for the area. The land offers potential for significant expansion, a garden, or future redevelopment, while the existing home provides a generous floor plan. The lower citywide assessed value could mean relative affordability for buyers seeking square footage and yard space.

Suitable for: Buyers who value interior space and land over a modern finish or a prestigious address. This includes families wanting room to grow, hobby gardeners, or those considering a long-term renovation or infill development. It may also suit investors looking for a property where the land value is low relative to its size, or buyers priced out of newer homes who are willing to work with an older structure. It is less suited to those seeking a move-in-ready, low-maintenance home or a property that will quickly resell at a high citywide comparable.

Five Possible FAQs

1. Why is the assessed value so low compared to the city average, when the home is larger than many others?
The assessed value reflects the local market, not just size. In William Whyte, the median home value is $149,100, so $206,000 is above average for the neighbourhood. Citywide, comparable homes tend to be in higher-value areas with newer construction. The 1884 build year also depresses value relative to newer homes, even those with similar square footage.

2. How much renovation might an 1884 home require?
That depends on its current condition—this summary doesn't include inspection data. However, a home of this age may have outdated electrical, plumbing, or foundation work. The large lot can accommodate additions, but any structural changes would need to respect the building’s age and likely any heritage considerations. A thorough inspection is recommended before purchase.

3. Could I subdivide or develop the lot?
The lot is 6,232 square feet, which is well above the area’s average of around 3,200–3,500 square feet. Subdivision would depend on local zoning, minimum lot sizes, and setback requirements in William Whyte. The size suggests potential, but you’d need to check with the city. Development could also be influenced by the home’s age and whether it is listed or in a heritage district.

4. Is the home in a flood-prone area or does it have any known environmental issues?
This summary does not provide location-specific flood, soil, or environmental data. The City of Winnipeg’s flood risk maps, property disclosure, and a geotechnical report would be necessary to answer this. The large lot could include mature trees or old landscaping that may affect drainage.

5. How does the property compare to others built in the same year locally?
Only a small fraction of homes in Winnipeg date to the 1880s—this one ranks near the bottom citywide for year built (top 100%). In the neighborhood, it's among the oldest (ranked 1,701 out of 1,707). That means it likely has unique character but also potential for non-standard construction methods, such as balloon framing or uninsulated walls. Comparable 1880s homes are rare, so price comparisons are tricky; most local comps will be decades newer.