446 Dominion Street – Property Summary

Overview & Buyer Profile

This property sits on an unusually large lot for its street and neighbourhood. The land is its standout feature: 5,700 sq ft ranks third out of 420 homes on Dominion Street (top 1%), and within the Wolseley area it lands in the top 5%. By comparison, the average lot on the street is roughly 3,790 sq ft, and in the wider neighbourhood it’s about 3,434 sq ft. For someone who values outdoor space, gardening, or expansion potential, this is the main draw.

The assessed value of $568,000 is well above both the street average ($286,000) and the Wolseley average ($371,000), reflecting the premium placed on the lot size and possibly the home's condition or location within the block. The building itself dates to 1946—newer than many homes in Wolseley (where the average build year is 1916) but older than the citywide average of 1966. The living area of 1,085 sq ft is close to the street average and slightly below the city average. In short: a modestly sized house on a generously sized lot, in a neighbourhood known for mature trees and older character homes.

This property would suit a buyer who has some appetite for renovation or updating, and who prioritises land and location over a large, finished interior. It may appeal to someone looking to get into a desirable central neighbourhood without paying for a fully renovated house. It’s less suited to a buyer seeking a turnkey home or maximum square footage for the price.

Frequently Asked Questions

1. How does the property’s assessed value compare to similar homes nearby?
The assessment of $568,000 is significantly above the Dominion Street average and ranks in the top 2% on the street. It also sits well above the Wolseley neighbourhood average of $371,000. This likely reflects the large lot and possibly updates or location, rather than the interior square footage alone.

2. What is the condition of a house built in 1946?
The data only provides the build year, not the condition. Homes from 1946 in Winnipeg vary widely—some have been fully modernised, others retain original systems. Buyers should budget for a thorough home inspection covering electrical, plumbing, foundation, and insulation, especially given the age and the fact that it’s newer than many neighbouring homes (which may mean less pressure for immediate replacement of old systems, but not necessarily).

3. Is the 1,085 sq ft living area considered small for the neighbourhood?
Yes, by Wolseley standards it is. The neighbourhood average is 1,622 sq ft, so this home is about 33% smaller than the typical Wolseley home. On Dominion Street itself it’s close to average (1,126 sq ft), so it’s not unusual for the immediate street, but for buyers looking at the broader area it’s a compact footprint.

4. What might the large lot allow for in terms of future use?
Winnipeg zoning and lot coverage rules vary. A 5,700 sq ft lot offers room for a garage, workshop, garden, or possibly an addition—subject to permits and setback requirements. It’s worth checking with the city whether the lot is oversized enough for subdivision or secondary suites, but typically these are older lots in established areas where subdivisions are rare. More realistically, it provides generous outdoor living space.

5. How does this property’s ranking data work, and should I rely on it?
The rankings compare this home against others in the same street, neighbourhood, and city on four metrics: living area, assessed value, build year, and lot size. The lot size and assessed value are strong relative to its peers; the living area is average for the street but below average for the neighbourhood. The build year is newer than most neighbours but older than the city average. These comparisons are useful for benchmarking but don’t replace an in-person visit or appraisal—they show relative standing, not absolute quality or condition.