804 Honeyman Avenue – Property Summary

Key Characteristics & Buyer Fit

This is a very large, early-1900s home in Wolseley with serious interior space — 2,567 square feet, placing it in the top 2% citywide for living area. On its own street, it ranks fourth out of 23 homes, and in the neighbourhood it sits in the top 4%. The lot is on the smaller side at 3,092 square feet, which is typical for the area but well below the city average. The home was built in 1907, older than most homes in Wolseley and well older than city norms. Its assessed value is $541,000 — second-highest on the street and well above the neighbourhood average.

The appeal is straightforward: you get a lot of house on a manageable lot in a desirable, established neighbourhood. The trade-off is that you're buying an old home with a footprint that’s rare for the area, so maintenance and renovation history matter more here than for a newer or smaller place. This property suits buyers who prioritize interior space and character over yard size, and who are comfortable with the realities of a century-old structure — or who are specifically looking for a project or restoration opportunity in a walkable, tree-lined part of the city. It’s less suited for someone wanting a large private lot or a move-in-ready home with modern systems throughout.

Frequently Asked Questions

1. Is the assessed value of $541,000 in line with recent sale prices in Wolseley?
Assessment values are not the same as market prices. This home’s assessment is the second highest on Honeyman Avenue, but actual sale prices depend on condition, upgrades, and demand. It’s best to compare recent sold data in the immediate area — assessments tend to lag behind market shifts.

2. The home was built in 1907 — what should I look out for?
Older homes in Winnipeg often have knob-and-tube wiring, aging plumbing, and foundation or roof issues. Insulation and windows may also be original or outdated. A thorough inspection focused on the electrical system, basement moisture, and furnace age is recommended. The fact that it’s older than most homes in Wolseley means it may need more immediate attention than a 1915–1920s home, depending on how it’s been maintained.

3. How does the smaller lot affect usability and resale?
At 3,092 square feet, the lot is smaller than average for the street and city. This can mean less yard maintenance, but also less space for gardens, sheds, or expansion. In Wolseley, smaller lots are common, so it’s not a red flag — but buyers expecting a large backyard should look elsewhere. The trade-off is that property taxes and outdoor upkeep are lower.

4. What’s the neighbourhood like?
Wolseley is one of Winnipeg’s older, established neighbourhoods, known for its mix of historic homes, mature trees, and walkable access to shops and parks. The streets tend to be narrow, parking can be tight, and many homes have shared or limited driveways. It’s a community-oriented area with a strong sense of character, but it’s not a quiet suburb — expect some street noise and older infrastructure.

5. How do the rankings work and what do they actually mean?
The rankings compare this property to other single-family homes within the same street, neighbourhood, and city. A higher rank means the home is larger, newer, or more valuable than most of its peers. For this property, the standout numbers are living area (top 2% citywide) and assessed value (top 9% on its street). The lot rank is low, meaning it’s smaller than most — a clear trade-off. The build year rank is also very low citywide, but that’s expected for an older neighbourhood. Use the rankings to weigh priorities, not as a judgement of quality.