Key Characteristics & Buyer Profile

This 1,266 sqft home on Harris Boulevard in Woodhaven, Winnipeg, was built in 1955. Its standout feature is the land: an 8,828 sqft lot that ranks in the top 9% citywide for size, well above the local average. The house itself is slightly smaller than most on the street, but its assessed value of $440,000 sits moderately above the citywide average, suggesting the land is driving a good portion of the worth. The home is older than many citywide comparables, but it’s not unusually old for the Woodhaven neighborhood.

The appeal here is practical. You’re getting a sizable lot in an established area — space that’s increasingly rare in newer developments. For a buyer who values outdoor room, gardening, or future expansion potential, this property delivers something many inner-city listings don’t. It’s less suited to someone looking for a move-in-ready, turnkey home with modern finishes (the living area is modest, and the age may require upkeep). It would suit a buyer comfortable with a fixer-upper, or someone who sees the land as the primary asset and the house as a solid, livable starting point. The neighborhood’s rankings are around average for value and home age, so you’re not betting on a hot market — you’re buying into stability and space.

Five Possible FAQs

1. Why is the assessed value relatively high if the house is smaller than average?
The lot size is the main factor. The assessed value reflects the combined worth of land and building, and this property’s land is much larger than typical citywide. In established neighborhoods like Woodhaven, land often appreciates more slowly than new builds but holds value steadily. The house itself is older, so the assessment isn’t driven by recent renovations — it’s the land pulling the number up.

2. How does the home’s 1955 build affect maintenance or insurance?
Older homes can mean older systems — electrical, plumbing, insulation. Buyers should budget for an inspection focused on these areas. Insurance premiums may be slightly higher depending on roof age and wiring type. That said, 1955 construction is common in Winnipeg, and many homes of this era have been updated piece by piece. The key is knowing what’s original vs. replaced.

3. Is Woodhaven a good area for resale value?
Based on the data, Woodhaven sits around average for both home value and age within the city. It’s not a high-growth area, but it’s also not declining. Resale will likely depend on how much you improve the house itself — the land will always be an asset, but an outdated home on a great lot can sit longer than a refreshed one. Buyers here tend to prioritize space over trendiness.

4. What does “top 9% citywide for land area” actually mean in practical terms?
An 8,828 sqft lot is roughly double the size of many standard Winnipeg lots (the citywide average is around 6,570 sqft). For context, that gives room for a large backyard, a detached garage or workshop, a substantial garden, or even a future addition without sacrificing outdoor space. It’s the kind of lot that’s rare inside the Perimeter.

5. How does this property compare to homes on similar streets nearby?
On Harris Boulevard itself, this home has relatively smaller living area and is one of the older homes. But it ranks near the middle for assessed value — meaning other homes on the street with larger houses or newer builds aren’t necessarily appraising higher. This suggests the market here values the location and land over square footage alone. Buyers who prioritize indoor space might prefer a different street; those who want land and character will find this competitive.