851 Westminster Avenue — Property Summary

Key Characteristics & Buyer Profile

This is a 2,120 sqft home on Westminster Avenue in Wolseley, built in 1912. What stands out is how it compares across three scales: street, neighbourhood, and city.

The living space is well above average at every level—top 15% on the street, top 16% in Wolseley, and top 8% citywide. That’s unusually strong. Most older homes in this bracket either sacrifice square footage or land, but here the lot is also generous: 4,403 sqft, which is in the top 11% for the neighbourhood. On its own street, only seven other properties have more land.

The assessed value (property tax basis) is $433,000. That's above the street and neighbourhood averages but slightly below the citywide median—which makes sense given the older construction date. The house is older than most in Winnipeg (top 8% oldest citywide), but not unusually old for Wolseley, where the average build year is 1916. That suggests the area has a consistent character. Buyers who know the neighbourhood tend to value that.

The appeal here is subtle but real. This isn’t a house that shouts "renovated top to bottom" from the data—there’s no mention of updates. But the combination of large interior space, a better-than-average lot, and location in a historically desirable walkable neighbourhood makes it a solid candidate for someone willing to invest in finishes or systems over time. It would suit buyers who prioritize space and location over turnkey condition, or who see value in a home that’s structurally solid but not yet polished.

Frequently Asked Questions

1. How does the property tax compare to similar homes in Wolseley?
The assessed value is $433,000, which is roughly 17% above the Wolseley average of $371,000. It’s not the highest on the street—eighth out of 34—so you're not paying a premium relative to the most expensive neighbours. That said, your taxes will be higher than most homes in the immediate area.

2. Is the 1912 build year a concern?
Not necessarily, but it depends on your tolerance for older construction. In Wolseley, 1912 is near the typical age. Homes from that era often have good bones, larger rooms, and solid materials. You should budget for potential updates to insulation, wiring, plumbing, or windows—none of which the data specifies. If you're handy or working with a contractor who knows pre-war builds, this could be an opportunity.

3. Why is the lot size considered good when it's below the city average?
Citywide averages include suburban and rural properties, which often have much larger lots. Within Wolseley, the average lot is about 3,434 sqft, so 4,403 sqft puts you in the top 11% of the neighbourhood. That’s genuinely generous for an urban infill area. The yard space is a real asset relative to what's typical nearby.

4. How does this home fit into the Westminster Avenue market specifically?
On a street of 34 comparable properties, this home ranks 5th in living area and 8th in lot size. That puts it in the upper tier. Property values on the street average $379,000, so this home is above that but not the most expensive. If you're looking at other listings on Westminster, this one offers above-average interior space without being the priciest option.

5. What kind of buyer is this home not ideal for?
Someone looking for a move-in-ready home with recent renovations and modern systems may find this challenging, unless those updates are confirmed in person. Similarly, if you want a newer build or a home that doesn't require any upgrades, an older property in good but original condition may not suit. It's better matched for buyers who see value in square footage and location, and who have the patience or budget for gradual improvements.