283 Evanson Street – Property Summary

Key Characteristics & Buyer Profile

This is a 1,300-square-foot home built in 1949, sitting on a notably large 4,355-square-foot lot in Winnipeg’s Wolseley neighbourhood. Its strongest asset is the land: the lot is the largest on Evanson Street (top 1%) and well above the neighbourhood average of 3,434 square feet. The house itself is newer than most of its street and area—ranked in the top 2% locally—which is unusual in a neighbourhood filled with pre-1920s homes. The assessed value of $351,000 sits slightly above the street average ($328,200) but below the citywide average for comparable homes ($390,100), suggesting the value is anchored more by the lot than the house size.

The appeal here is land and location, not square footage. The interior is compact compared to other Wolseley homes (the neighbourhood average is 1,622 square feet), but the large yard offers potential for expansion, gardening, or simply space that’s scarce in this older, denser area. It suits a buyer who prioritizes outdoor space and a central, established neighbourhood over a large floor plan—someone who might renovate or build an addition, or who values a private yard in a walkable part of town. It’s less ideal for someone seeking a move-in-ready, spacious home without compromises.

Five Possible FAQs

1. How does the large lot actually affect the home’s value?
On Evanson Street, the lot is the biggest and the assessed value is above average. But citywide, larger lots are common (the average is 6,570 square feet), so the premium is local. The land gives you flexibility, but the selling price will reflect the Wolseley market, not a citywide scarcity.

2. The year built is 1949—is that considered old or new for this area?
On Evanson Street and in Wolseley, it’s newer. Most homes on the street date to around 1913, so this one avoids the maintenance challenges of a century-old structure. Citywide, though, it’s below average (the average home is 1966), so it’s not particularly new by Winnipeg standards.

3. Is the living area too small for the neighbourhood?
It’s about 300 square feet smaller than the Wolseley average, but that’s not unusual for the street. The trade-off is the large lot. If you need more room, the land offers space to expand—just check zoning and setback rules before planning.

4. What does the assessed value of $351,000 tell me?
It’s higher than the street average but lower than the neighbourhood and city averages. That suggests the house itself isn’t driving up the value—the lot and location are. It may appraise lower than a fully updated home of similar size in a pricier area.

5. Who typically buys homes like this in Wolseley?
Often buyers who value the neighbourhood’s character and walkability over a pristine, modern interior. People looking for a project, a large garden, or a property to hold long-term tend to gravitate toward these oversized lots with smaller houses. It’s less common for first-time buyers wanting a turnkey home.