781 Honeyman Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 2,326-square-foot home on a 3,504-square-foot lot in Wolseley, built in 1905. Its standout feature is living space: it ranks in the top 5% city-wide for size among comparable homes, and sits well above the neighbourhood average (1,622 sqft). The assessed value of $384,000 is roughly average for the city and slightly above average for the street, but notably below what you might expect for a home this large in other neighbourhoods. The land area is modest by city standards—below average city-wide, though typical for Wolseley.

The appeal lies in the combination of generous interior space with a relatively attainable price point for Winnipeg. You get a home that’s roughly 70% larger than the typical city comparable, but valued near the median. The trade-off is an older build (top 98% oldest city-wide) and a compact lot. This property would suit buyers who prioritize square footage and character over a modern build or a large yard—people comfortable with the maintenance and quirks of a pre-war home, and who see value in paying for interior volume rather than land. It’s less suited for someone looking for a turnkey property or a big outdoor space.

Five Possible FAQs

1. Why is the assessed value relatively modest for such a large home?
Assessed value reflects what the market has recently paid for similar properties, not just size. In Wolseley, older homes with smaller lots tend to sell for less per square foot than newer builds in other areas. The value here is consistent with the neighbourhood and the home’s age—you’re getting space, not a premium location premium.

2. How much renovation or updating should I expect with a 1905 home?
That depends on what’s been done already—this summary doesn’t include condition details. But a home built in 1905 will almost certainly have older electrical, plumbing, or insulation unless recently updated. Buyers should budget for future work, especially around windows, foundation, and mechanicals. It’s not a “move-in ready” assumption.

3. The lot is small for Winnipeg—what does that mean practically?
At 3,504 sqft, it’s about half the city-wide average. That likely means a small backyard, limited off-street parking, and less privacy from neighbours. It’s very typical for Wolseley, though, so if you’re looking in the area, this won’t feel unusual. Just don’t expect room for a large garden or a garage without sacrificing yard space.

4. How does this home compare to others on Honeyman Avenue specifically?
On your street, it’s one of the larger homes (top 39%) with an above-average assessed value (top 30%). The year built is close to the street average (1905 vs. 1907). So it fits in with the neighbours—it’s not the biggest or most valuable, but it’s comfortably above the street median in both size and price.

5. Is “top 5% for living area city-wide” a meaningful stat for resale?
It can be, but with nuance. Very large older homes can be harder to sell because they appeal to a smaller buyer pool—people who want the space and are okay with the age and lot size. The stat signals uniqueness, but uniqueness doesn’t always translate to a faster sale or higher price. It’s a selling point, not a guarantee.