Property Summary: 111 Woodhaven Boulevard, Winnipeg

Key Characteristics & Buyer Profile

This 1920-built home offers 1,158 square feet of living space on a notably large 7,834-square-foot lot. The property’s standout feature is its land area, which ranks in the top 12% citywide—well above the Winnipeg average of 6,570 square feet. However, the house itself is relatively modest in size, falling slightly below average on its own street and below the neighborhood average. The assessed value is $255,000, which is lower than typical for the area, ranking in the bottom tier both on the street and citywide.

The appeal here is twofold: you’re getting a generous piece of land in an established neighborhood, but paying well below the local median for the property. This creates potential for buyers who value outdoor space, gardening, or future expansion—though the 1920 construction means the house likely needs updates or ongoing maintenance. The year built ranks in the bottom 20% citywide, so this isn’t a move-in-ready modern home.

Who it would suit: Buyers who prioritize lot size over house size, perhaps looking for a project, a family with space for kids and pets, or someone wanting to build equity by improving an older home in a solid area. It would be less suitable for those wanting a turnkey property or a larger house without major work.

Five Frequently Asked Questions

1. How does the assessed value compare to similar homes, and what does that mean for property taxes?
The assessed value of $255,000 is significantly below both the street average ($385,300) and the neighborhood average ($422,000). Property taxes are calculated based on this assessed value, so you’ll likely pay lower taxes than most homes in the area. However, if you make substantial improvements, the assessment could increase accordingly.

2. The living area is listed at 1,158 sqft—is that finished space only?
The data here refers to total living area as reported in city records. This typically includes finished above-grade living space but may not count basements or additions. Since the home was built in 1920, it’s worth verifying with a home inspection whether any square footage has been added or renovated over time, as older homes sometimes have enclosed porches or finished attics not fully accounted for.

3. What’s the condition of a house built in 1920?
That’s impossible to say from statistics alone. The year-built rank only tells you it’s older than 87% of homes citywide. Likely considerations include original plaster walls, outdated electrical or plumbing, single-pane windows, and possibly knob-and-tube wiring or lead paint. A thorough inspection is essential—some 1920s homes have been well-maintained and updated, while others need major systems replaced.

4. The lot is large for the city—are there any restrictions on what I can do with it?
Winnipeg zoning and local bylaws will determine what’s allowed. A 7,834-sqft lot is above average, so possibilities might include adding a garage, a garden suite, or an extension—but you’d need to check with the city planning department. The neighborhood context also matters: on Woodhaven Boulevard, lots average 9,759 sqft, so this one is actually smaller than many nearby. Don’t assume you can subdivide or build without permits and approvals.

5. How does this property compare to others on the same street?
It’s among the lower-value homes on Woodhaven Boulevard (ranked 59th out of 69), with below-average living area and land size relative to the street. However, “below average” here means it’s not the smallest or cheapest—there are still homes ranking lower. The house is also older than most on the street (average year built 1946), but not dramatically so. Your main comparative advantage is the large lot citywide, not within the immediate block.