1284 Wolseley Avenue – Property Summary

Key Characteristics and Buyer Fit

This is a 1922 home with 2,162 square feet of living space on a 7,272-square-foot lot in Winnipeg’s Wolseley neighbourhood. The standout feature is land: the lot is more than double the neighbourhood average (3,434 sqft) and ranks in the top 3% locally. The house itself is spacious—well above citywide averages—but its assessed value ($899K) is the real outlier, placing it in the top 1% of the neighbourhood and top 2% citywide. That gap between physical size and value reflects location and desirability more than sheer square footage.

The appeal lies in its combination of generous indoor and outdoor space within an established, walkable neighbourhood. It’s a large lot by any standard, but especially rare in Wolseley, where many homes sit on narrower plots. The year-built (1922) is typical for the street but older than the city average—so buyers should expect the character and maintenance that come with a century home.

This property suits buyers who prioritize yard space and privacy over a brand-new build. It would work for families needing room to spread out, gardeners, or anyone wanting a central Winnipeg location with a lot that allows for additions, studios, or extended outdoor living. It’s less suited to someone seeking a turnkey, low-maintenance property or a cookie-cutter layout.

Five Frequently Asked Questions

1. How does the assessed value compare to recent sale prices in the area?
The assessed value of $899K is significantly above the neighbourhood average of $371K. However, assessments don’t always match market price. It would be wise to look at recent sales on or near Wolseley Avenue—particularly for homes with similar lot sizes—to see how close assessments track actual transactions.

2. Is the 1922 construction a concern for insurance or renovations?
It could be. Older homes often have updated electrical, plumbing, or insulation needs, and some insurers may charge higher premiums for homes with original wiring or knob-and-tube. For renovations, the large lot gives flexibility, but century homes can have hidden surprises (foundation settling, lead paint, asbestos). A thorough inspection is essential.

3. How does the living area rank compared to other homes in Winnipeg?
It ranks in the top 7% citywide, which means it’s substantially larger than most Winnipeg homes. But the neighborhood context matters: in Wolseley, it’s still above average but not as extreme—top 13%. So while it’s a big house, it doesn’t feel oversized for the street.

4. What is the typical buyer profile for this type of property in Wolseley?
Buyers here often value character, walkability, and mature trees. Many are professionals or families who could afford a newer suburban home but prefer proximity to the river, shops on Sherbrook, and the neighbourhood’s older housing stock. Some buy for the lot alone, planning to renovate or build.

5. How does the land area compare to other listed properties in Winnipeg right now?
The 7,272-sqft lot ranks in the top 15% citywide. But on the open market, land size tends to be more variable than living area. A lot this large in a central neighbourhood like Wolseley is uncommon for active listings—many comparable lots are either smaller or located farther from the core. It's a strong differentiator.