Property Summary: 36 Aubrey Street

Key Characteristics & Buyer Profile

This is a 1945-built home with 994 sq. ft. of living space on a 3,652 sq. ft. lot. Its standout feature is the lot size, which ranks among the top 5% on Aubrey Street—significantly larger than the street average of 2,982 sq. ft. The construction year is also exceptional locally, ranking in the top 3% for both the street and the Wolseley neighbourhood, meaning this is one of the older, more established homes in an area largely built around the same period.

Where the property doesn’t excel is living area. At 994 sq. ft., it's below average compared to nearby homes, the neighbourhood, and even the city at large. The assessed value of $325,000 is around average for the street but below the Wolseley and city averages, reflecting the smaller interior footprint.

So, the appeal is somewhat specific. Buyers who want a solid, older home on a notably large lot in a well-regarded inner-city neighbourhood like Wolseley will find this interesting. The value proposition hinges on the land, not the house itself. It would suit someone looking for character, a good yard, and a location that has held its value, rather than someone seeking a large interior or a move-in-ready modern layout. First-time buyers or renovators who see potential in the space could also be a good fit—the dimensions suggest room for expansion if the property allows.

FAQs

1. Why is the assessed value only around average when the lot is so large?
   The assessment is a combined look at the land and the structure. While the lot ranks very high on the street, the smaller living area (994 sq. ft.) pulls the overall value down. In Wolseley, the average home has more interior space, so this property's assessment sits below the neighbourhood norm despite its land advantage.

2. The year built is ranked elite locally, but below average citywide. How does that make sense?
   On Aubrey Street and in Wolseley, most homes were built in the 1910s and 1920s, so a 1945 build is newer than many of its immediate neighbours. Across Winnipeg as a whole, there are a lot of newer subdivisions, so the citywide average is higher. It means the home is older by city standards, but it stands out as one of the newer older homes in its immediate area.

3. Is the living area of 994 sq. ft. considered small for Wolseley?
   Yes. The neighbourhood average for comparable homes is 1,622 sq. ft., so this is roughly 40% smaller than typical. However, Wolseley is known for its mix of bungalows, cottages, and larger family homes, so smaller houses do exist there. It's worth checking if the lot allows for a future addition.

4. What does the ranking data actually mean for a buyer?
   These rankings compare this property against others of a similar type in the same area. Living area, lot size, year built, and assessed value are all ranked independently. A high rank on lot size (top 5% on the street) means you're getting significantly more land than most homes nearby. A low rank on living area (below average) means the house itself is compact. It's a tool to understand where the value lies—in this case, the land.

5. Why does the neighbourhood map analysis matter for this property?
   Because the data shows a mismatch between the house's size and its land, seeing it on a map alongside nearby homes helps clarify the context. You can see which houses have similar lot sizes, whether the street has a consistent character, and how the property sits in relation to Wolseley's parks, schools, and commercial streets. It’s not just about the numbers—it shows you what the neighbourhood actually looks like.