2736 Assiniboine Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1,369 sqft home built in 1957 on a 12,351 sqft lot in Woodhaven, Winnipeg. What stands out most is the land. City-wide, the lot ranks in the top 3% for size—nearly double the average. The house itself is modestly sized compared to others on the same street, but that undersized footprint on oversized land often signals potential for future expansion, a garage addition, or simply more outdoor space than most city properties offer.

The assessed value ($532k) is above average for the neighbourhood and well above the city median, which reflects the land's weight in local valuations more than the house itself. The home is older (built 1957), but in Woodhaven specifically, many homes date from the early 1950s, so this isn't out of step with the area's character.

Who it suits: Buyers who prioritize outdoor space and lot size over a large, finished interior. Families wanting a big yard in an established neighbourhood. Renovators or builders who see value in a property where the land is the primary asset. Also suited to someone who wants a solid mid-century home in a mature area without paying a premium for a fully updated interior—there may be room to add value over time.

Frequently Asked Questions

1. The living area is below the street average. Does that hurt resale value?
Not necessarily. On Assiniboine Avenue, homes average 1,763 sqft, so this one is about 400 sqft smaller. But land area drives value here more than square footage. Comparables show the lot outranks the house in terms of its market weight. A smaller home on a larger lot can still hold or grow in value, especially if the buyer adds square footage later.

2. Is the 1957 build a concern in terms of maintenance?
Homes from this era in Woodhaven are common—the neighbourhood average is 1953. You’ll likely deal with original systems or older windows, but the construction is typically solid. The key is whether major updates (roof, electrical, plumbing, foundation) have been done recently. The data doesn’t speak to that, so an inspection is essential. The age itself isn't a red flag for the area, but do budget for potential mid-century quirks.

3. How does the assessed value compare to actual market price?
Assessed value ($532k) is a benchmark, not a price tag. It's above the neighbourhood average ($422k) and city average ($390k), partly because of the lot size. In a competitive market, this property could sell above assessment if buyers are bidding for land. In a slower market, it might land close to it. Your realtor can give a more precise range based on recent sales.

4. What are the practical advantages of a 12,351 sqft lot?
That's roughly a quarter-acre. Many Winnipeg lots hover around 6,500 sqft. This size gives you room for a large garden, a detached workshop or garage, a playset, or even a future laneway suite (depending on zoning). It also means more privacy from neighbours and less noise from the street. The trade-off is more maintenance—mowing, snow clearing, and landscaping take longer.

5. How does this property compare to others in Woodhaven specifically?
In Woodhaven, this home ranks in the top 14% for assessed value and top 11% for land area. The year built (1957) is slightly newer than the neighbourhood average (1953). So it’s not the oldest or the biggest house, but it has more land than most neighbours and holds value well relative to them. The street ranking is close to average, which suggests this is a typical example of what the area offers, with land being its standout feature.