206 Harris Boulevard – Property Summary

Key Characteristics & Buyer Profile

This is a 1956-built home with a living area of 1,135 square feet, sitting on a notably large 8,828 sq ft lot. Where the property stands out most is the land: it ranks in the top 9% city-wide for lot size in Winnipeg, significantly exceeding the municipal average of 6,570 sq ft. Within its own street and neighbourhood, the lot is closer to average—meaning the land is generous by city standards, but not unusual for Woodhaven or Harris Boulevard specifically.

The home itself is on the smaller side for both its street and community, ranking last among the 49 homes on Harris Boulevard for living area. Its assessed value of $361,000 reflects this, coming in below the street and neighbourhood averages but sitting close to the city-wide median. The house was built in 1956, which makes it slightly newer than the typical home in Woodhaven (average 1953) and older than Winnipeg’s average (1966).

Where the appeal lies: The primary draw is the property itself—a sizeable lot in a well-established neighbourhood, offering potential for expansion, landscaping, or outdoor space that many newer or more central homes lack. The smaller living area and lower-than-street-average assessment also mean the entry price point is likely more accessible than other homes on Harris Boulevard. This is not a move-in-ready showpiece; it’s a property where the value is in the land and the location, not the square footage.

Best suited for: Buyers who prioritize outdoor space, garden potential, or future renovation upside over immediate interior size. Also a good fit for someone looking to get into the Woodhaven area at a relatively lower point in the price range, or for those who don’t need a large house but want a solid lot in a mature neighbourhood.

Five Possible FAQs

1. Is the house itself outdated or in need of renovation?
The listing data doesn’t specify interior condition, but the home was built in 1956 and has a living area that ranks below average for its street. Properties of this age and size in this price range often have original or partially updated interiors. A viewing is necessary to assess the actual state of the finishes, systems, and layout.

2. Why is the living area so much smaller than other homes on the street?
At 1,135 sq ft, this is the smallest home on Harris Boulevard by living area. The street average is 1,567 sq ft. That suggests many neighbouring homes are larger, either originally or through additions. This property may appeal to buyers who prefer a smaller footprint or want to build equity over time by expanding.

3. Is the assessed value a reliable indicator of market price?
Assessed value is used for property tax calculation and is not a direct market valuation. It provides a useful benchmark for comparison but doesn’t account for current demand, renovations, or unique features. The fact that the assessment is below both the street and neighbourhood averages suggests a potentially lower tax base, but the sale price will depend on market conditions at the time of offer.

4. What does “top 9% city-wide for land size” actually mean in practice?
It means this property’s lot is larger than approximately 91% of all residential properties in Winnipeg. That’s a significant advantage for anyone who wants a big yard, room for a garage or workshop, or the ability to subdivide (subject to zoning). Within Woodhaven, however, larger lots are more common, so the neighbourhood context matters.

5. Is this a good property for a renovation or an addition?
Potentially, yes—the large lot provides physical space for an addition, and the home’s age means updates are likely needed. That said, zoning, setback requirements, and permit costs would need to be checked. Also, the fact that neighbouring homes are larger may or may not affect resale value after renovations. It’s a property with clear upside potential, but it requires a buyer willing to do the legwork on feasibility.