Key Characteristics & Buyer Profile

This is a 1925-built, 1,711 sqft single-family home on Sprague Street in the Wolseley neighbourhood. It sits on a notably large lot of 7,044 sqft—ranking in the top 4% on the street and top 3% in the community. For context, the average lot in Wolseley is around 3,434 sqft, so this property offers roughly double the outdoor space typical of the area. Its assessed value is $458,000, which ranks in the top 6% on the street and top 16% in the neighbourhood. The home’s size is above average for Winnipeg overall but slightly below the Wolseley average, meaning it’s not oversized for the area but benefits from a more generous footprint than most city properties.

The appeal lies in the land. In a mature, established neighbourhood like Wolseley, lots of this size are scarce. While the house itself dates to 1925—older than the city average but newer than much of its immediate surroundings—the real opportunity is the yard. This would suit buyers who value outdoor space, gardening, room for additions, or simply privacy and breathing room that most infill properties lack. It’s also well-suited for someone who appreciates a walkable, established neighbourhood with character homes but wants more land than is typical there. The high assessment relative to the street suggests good underlying value in the location itself.

Five FAQs

1. How does the property’s age compare to other homes in Wolseley?
It was built in 1925, which is slightly newer than the average for the neighbourhood (1916) but still firmly in the “early 20th century character home” category. On its own street, it’s roughly average—only four of the 50 homes are newer. So while it’s an older home by Winnipeg standards (85th percentile city-wide), within Wolseley it’s middle-aged.

2. Why is the assessed value higher than the neighbourhood average?
The assessed value is $458,000, compared to the Wolseley average of $371,000. This likely reflects the combination of a larger-than-average home size and a significantly larger lot. The land itself accounts for a substantial portion of the value, especially on a street where lots are typically much smaller.

3. Is the home considered large for the area?
Yes and no. At 1,711 sqft, it’s slightly above the neighbourhood average of 1,622 sqft but not dramatically so. However, on its own street, it ranks in the top 10%, meaning it’s one of the bigger houses in the immediate vicinity. It’s a comfortable size for a family without feeling oversized for the block.

4. What are the pros and cons of a 1925 home in this part of Winnipeg?
The upside: these homes often have solid construction, good bones, and established landscaping. The large lot adds flexibility for expansion, a garage, or outdoor living. The downside: older homes may have outdated systems (plumbing, electrical, insulation), and renovation costs can add up. Buyers should budget for a home inspection that focuses on the mechanicals and foundation.

5. How does this property compare to a newer infill home in the area?
Newer infills in Wolseley are typically on smaller lots, often closer to 3,000–4,000 sqft, and may prioritize modern finishes over yard space. This property offers a different trade-off: more land, a more established setting, and likely lower property taxes relative to a similarly sized new build. It’s better for someone who wants space outdoors, not just square footage indoors.