Key Characteristics & Buyer Profile

This is a 1909 home on Evanson Street in Wolseley with 1,708 square feet of living space on a 2,412-square-foot lot. Its standout feature is its assessed value: it ranks in the top 3% on its street and top 12% in the neighbourhood, well above local and city averages. The living space is also strong—top 26% on the street and top 21% citywide. The land is modest for the area (bottom third on the street, bottom 13% in Wolseley), and the house is older than most nearby (built 1909 versus an average of 1913 on the street and 1916 in the community).

The appeal lies in getting a relatively spacious interior within a walkable, established neighbourhood, at an assessed value that suggests either a well-maintained property or one with desirable updates that the market has priced accordingly. The small lot and older age won’t suit everyone, but they often mean lower yard maintenance and more character details than a newer build.

This property suits buyers who prioritise interior space and location over land size. It would work well for someone who values being in Wolseley’s core—close to shops, the river, and older housing stock—and is comfortable owning a century home that may need ongoing upkeep. It’s less suited to those wanting a large yard, a newer build, or a property where the land holds most of the value.

Frequently Asked Questions

1. How does the assessed value compare to what I’d actually pay?
The assessed value ($486,000) is used for property tax calculations, not the sale price. While it ranks very high on the street and in the neighbourhood, the actual market price could be higher or lower depending on condition, upgrades, and competition. It’s a strong indicator of how the city views the property’s worth, but not a direct predictor of the final sale figure.

2. Is a 1909 home a risky purchase?
Century homes can have older wiring, plumbing, and foundations that need attention. But they’re often built with materials (like old-growth lumber) that hold up well if maintained. The key is a thorough inspection focused on structural integrity, the roof, and the mechanicals. Many buyers in Wolseley seek these homes specifically for their character, so the risk is manageable with due diligence.

3. Why is the land area so small compared to others in Wolseley?
This lot is below average for the neighbourhood, where many properties have deeper yards or wider frontages. At 2,412 square feet, it’s similar to many infill lots in the area. The upside is less outdoor upkeep and a smaller footprint for gardening or snow clearing. The downside is limited space for additions or garages, so check zoning if you plan any expansions.

4. How does this home rank against similar homes across Winnipeg?
It’s in the top 21% citywide for living space and top 22% for assessed value, which puts it well above the median home in Winnipeg. The land is bottom 3% citywide, so you’re paying for the house and location, not the lot. That mix is common in older urban neighbourhoods but less so in newer suburbs.

5. What does “near average” for the neighbourhood actually mean for daily life?
It means your home is typical in size and age for Wolseley, but slightly larger than average for the street. You’ll blend in with the surrounding houses in terms of scale. The older build date means you’re likely among neighbours who appreciate heritage features, but also that many homes in the area share similar maintenance realities—like older windows or updated electrical.