Key Characteristics & Buyer Profile

This is a 1,158 sq ft single-family home built in 1957, located on Harris Boulevard in the Woodhaven neighbourhood of Winnipeg. It sits on a relatively large lot—8,828 sq ft—which puts it in the top 9% city-wide for land size. That's the property's strongest standout feature. In a city where most comparable homes sit on smaller plots, this one offers noticeably more outdoor space.

The house itself is somewhat compact compared to others on the same street and within the neighbourhood. It ranks near the bottom for living area on Harris Boulevard (48th out of 49) and in the lower quarter of Woodhaven. However, city-wide it sits much closer to the average, meaning it's not unusually small by broader standards—just modest within its immediate, higher-end context. Its assessed value of $383,000 is slightly below the street and neighbourhood averages, but again fairly typical for Winnipeg overall.

The home's year of construction is old enough to hold character, but not so old that it stands out negatively. It's one of the newer homes on a street where almost everything was built around the same year, and it's newer than much of the surrounding area.

Where the appeal lies: The land. This property offers something increasingly hard to find in established neighbourhoods: a sizable yard without the premium price tag that often comes with it. The home itself is modest and likely needs some updating, but the lot provides room for expansion, gardening, a workshop, or simply space that smaller city lots can't match. It's a practical choice for someone who values outdoor space over a large interior.

Who it suits: Buyers who are willing to trade interior square footage for land. Someone looking to renovate, build an addition, or simply enjoy a generous yard in an established neighbourhood would find this appealing. It's less suited for someone who needs maximum interior space right away, or who wants a turn-key home with a modern footprint. First-time buyers with some renovation appetite, downsizers who want room to garden, or families who want a yard for kids without paying for a huge house could all be a good fit.

Five Possible FAQs

1. Is the house small for the neighbourhood?
Yes, compared to other homes on Harris Boulevard and in Woodhaven, the living area is below average. But it's not unusually small city-wide. The trade-off is a much larger lot than most homes in Winnipeg have.

2. What's the lot actually like?
At nearly 9,000 sq ft, it's in the top 10% of lot sizes across the entire city. That's generous for an urban property, and significantly larger than what you'd typically find in newer subdivisions or tighter infill areas.

3. How old is the house, and does it need work?
Built in 1957, it's a mid-century home. It's newer than many homes in Woodhaven but older than the city average. At nearly 70 years old, some systems (roof, furnace, windows, plumbing) may have been updated, but it's realistic to expect maintenance and likely some renovation needs. A home inspection is essential.

4. Is the assessed value a good indicator of market price?
Not always. The city's assessed value of $383,000 is based on standardized criteria and may not reflect current market conditions or specific renovations. It's a starting point, but comparable sales in the area will give a more accurate picture of what the property is likely to sell for.

5. What's the Woodhaven neighbourhood like?
Woodhaven is an established, mature neighbourhood with a mix of post-war housing, larger trees, and a quiet suburban feel. It's not a trendy or rapidly developing area, which appeals to people who prefer stability and character over new construction. Amenities and transit access vary by location, so it's worth driving the area and checking proximity to schools, shops, and major routes.