Key Characteristics & Buyer Profile

This is a 1952-built home with 974 sq ft of living space on a notably generous 8,001 sq ft lot. While the living area is smaller than average for its street and neighbourhood—ranking in the bottom 13% on Woodhaven Boulevard and bottom 9% in the wider community—the lot size stands out. At roughly 8,000 sq ft, it's significantly larger than the citywide average of 6,570 sq ft, landing in the top 11% across Winnipeg.

The property is assessed at $321,000, which is below the neighbourhood average of $422,000 but close to the street median. This suggests the value proposition here is land, not square footage. The home's age (1952) is broadly in line with the surrounding area, so no major surprises there for the local market.

Where the appeal lies: buyers who are land-focused—looking to renovate, expand, or eventually redevelop—will see the most potential. The smaller interior and relatively modest assessment could also appeal to someone wanting a lower entry point into a desirable neighbourhood, with the understanding that interior space is a trade-off. This is not a turnkey family home for someone needing maximum livable square footage. It's more suited to a buyer with a vision, or someone who values outdoor space and location over interior square footage.

The type of buyer this would suit: a renovator or investor who sees the land as the primary asset; a downsizer or minimalist who doesn't need a large interior but wants a private yard; or a first-time buyer willing to take on a project to gain a foothold in the area.

Five Possible FAQs

1. Why is the living area so much smaller than average for the area?
The home was built in 1952, and its footprint is modest compared to newer infill or expanded homes in Woodhaven. Many neighbouring properties have been added onto over time. This home likely remains close to its original floor plan. If you're comparing, the trade-off is a smaller interior for a significantly larger-than-average lot.

2. What are the practical implications of the assessment being lower than the neighbourhood average?
Your property taxes are based on the assessed value, so a lower assessment means lower annual taxes relative to more expensive homes nearby. That said, if you renovate or add square footage, the assessment will likely increase accordingly. For now, it offers a more affordable holding cost.

3. Is the lot buildable for an addition or a new house?
At 8,001 sq ft, the lot is well above citywide average size. Whether you can add on or rebuild depends on local zoning, setbacks, and any heritage or neighbourhood guidelines in Woodhaven. You'd need to check with the city. But the size certainly gives you more options than a standard lot.

4. How does the home's age compare to others in the area?
It's very typical. The average build year on the street is 1946 and in the neighbourhood it's 1953. So this home sits right in the middle. You're not dealing with an unusually old structure nor a newer one. The main consideration is what updates have been done since 1952—the data doesn't cover that, so an inspection would be key.

5. Is this a good entry point into Woodhaven for a first-time buyer?
Potentially, if you're comfortable with a smaller home and willing to invest in upgrades over time. The lower assessed value and land focus mean the purchase price may be more accessible than other homes in the area. Just be realistic about the interior space—this isn't a spacious starter home as-is. It's more of a foundation to build on, literally or financially.