192 Harris Boulevard – Property Summary

Key Characteristics & Buyer Profile

This 1,230 sqft bungalow, built in 1956, sits on a notably large lot of 8,828 sqft in Winnipeg’s Woodhaven neighbourhood. The home’s standout feature is its land: citywide, it ranks in the top 9% for lot size, well above the average of 6,570 sqft. While the living area is below the street average and the assessed value ($349,000) trails both street and neighbourhood medians, the year built is above average for both the street and Woodhaven, suggesting it’s one of the older, more established homes in a well-settled area.

The appeal here isn’t the house itself—it’s the property. For buyers who value outdoor space, privacy, or the potential to expand or redevelop, this lot offers what most newer infill properties can’t: room to breathe. The home is modest and dated compared to its neighbours, but that’s precisely the leverage—it’s priced below the street average, giving a buyer who’s handy or willing to renovate a chance to build equity through sweat equity. It would suit a long-term owner, a downsizer looking for single-level living with a big yard, or an investor interested in a lot that might eventually support a side split or secondary suite. Families who want a large, fenced yard in a safe inner-ring suburb without paying a premium for a fully renovated house should also take a close look.

Frequently Asked Questions

1. Is the house priced below market because something is wrong?
The assessed value is low relative to the street and neighbourhood averages, but that likely reflects the smaller living area and the fact that the home hasn’t been updated to match higher-priced neighbours. The lot itself is valuable. It’s not a red flag—it’s a trade-off between house size and land.

2. How much would it cost to bring the house up to typical street standards?
That depends on how far you go. A basic refresh (kitchen, bathroom, flooring, windows) could run $40,000–$60,000. A full gut to match the street’s median assessed value would likely require $80,000–$120,000. Labour and material costs vary widely in Winnipeg, so a contractor quote is essential.

3. Could I build a second dwelling on this lot?
At 8,828 sqft, the lot is well above average, but zoning in Woodhaven will dictate whether a secondary suite, garden suite, or severance is allowed. The city’s zoning bylaw and any neighbourhood-specific overlay would need to be checked. It’s worth a call to the planning department before closing.

4. Why is the year built considered “above average” on the street but “around average” citywide?
The street and neighbourhood have average build years of 1957 and 1953, respectively, so 1956 fits in well. Citywide, the average is 1966, meaning many homes are newer. In this context, an older home often means more character, larger lots, and mature trees—but also older infrastructure like galvanized plumbing or knob-and-tube wiring.

5. How does the living area compare to other homes in Woodhaven?
At 1,230 sqft, it’s smaller than both the street average (1,567 sqft) and the neighbourhood average (1,505 sqft). Citywide, it’s still below the 1,342 sqft median. This is a compact bungalow, not a sprawling family home. The trade-off is a much larger lot than average, so if you value yard space over square footage, it’s a strong fit.