Key Characteristics & Buyer Profile

This 1920s property at 133 Woodhaven Boulevard offers 988 square feet of living space on a 7,846-square-foot lot. While the house itself is smaller than average for both its street and neighbourhood—ranking in the bottom 20% locally for living area—the land is a different story. At nearly 8,000 square feet, the lot sits in the top 12% city-wide, well above Winnipeg’s average of 6,570 square feet. That gap between a modest home footprint and generous land is the property’s most defining feature.

The assessed value sits at $313,000, which is notably lower than both the street average ($385,000) and the neighbourhood average ($422,000). This combination of below-average house size and below-average valuation, paired with above-average land, makes the property appealing in a less obvious way: it’s not a move-in-ready showpiece, but it offers rare space for expansion or redevelopment in an established area. The house dates from the early 20th century, older than most nearby homes, which may appeal to buyers who value character and are willing to update or rebuild.

This property best suits buyers who see beyond the current floor plan—someone looking for a large lot in a central Winnipeg neighbourhood, possibly for a renovation project, an addition, or a new build. It could also work for an investor or homeowner who wants land for gardening, workshops, or outdoor space without paying a premium for a finished house. Anyone seeking a turnkey, average-sized modern home would likely find this property undersized.

Five Possible FAQs

1. Why is the house smaller than others on the street, but the land is larger than most city-wide?
This is common in older neighbourhoods where original homes were built more modestly, but the lots were subdivided less aggressively than in newer areas. The property likely reflects a time when houses were simpler and land was more abundant. Over decades, neighbouring homes may have been expanded or replaced with larger structures, leaving this one as a smaller original.

2. Does the low assessed value mean the house is in bad condition?
Not necessarily. The assessed value reflects a combination of size, age, and condition relative to comparable properties in the area. A smaller, older home will naturally be valued lower. However, the assessment doesn’t provide a detailed condition report, so a home inspection would still be needed to identify any specific issues.

3. What are the limitations or opportunities with a house built in 1920?
Older homes often have solid construction and character details that are hard to replicate, but they may also come with outdated electrical, plumbing, insulation, or foundation work. The main opportunity here is the land itself—if the house requires significant work, buyers should weigh the cost of renovation against the value of building new or making major additions.

4. How does the property compare to others in Woodhaven specifically?
In the Woodhaven neighbourhood, this property is smaller in living area (bottom 20%) and older (bottom 20%) than most homes, with a land size close to the neighbourhood average. Its assessed value is about $100,000 below the neighbourhood average, which reflects those differences. It’s not a typical Woodhaven home, but that may be exactly the point for someone looking for a different starting point.

5. Is this property suitable for someone wanting to build a new house?
Possibly. The lot size is generous by city standards and sits in a desirable central area. However, buyers should check local zoning rules, setback requirements, and any heritage or neighbourhood design guidelines before assuming a new build is straightforward. A large lot doesn’t always mean a blank slate, but in this case, the land provides more flexibility than most properties in Winnipeg.