Key Characteristics & Buyer Profile

This 1,550 sqft home on Assiniboine Avenue in Woodhaven stands out for its exceptionally large lot. The land area of nearly 12,000 sqft places it in the top 4% citywide and top 12% within the neighbourhood—a significant advantage in a market where space is often the limiting factor. The house itself is older, built in 1951, which is typical for the area but slightly behind the city average. Its assessed value sits at $496,000, which is above average for Woodhaven and the wider city, but actually below the average for its own street, suggesting the home may be priced more for its land than its structure.

The appeal here is not a turnkey, modern interior, but the potential of a generous, private lot in an established neighbourhood. This property would suit a buyer who is comfortable with an older home and sees the land as the primary asset—someone looking to renovate, expand, or eventually redevelop. It is less suited for someone seeking a low-maintenance, move-in-ready home where the interior finishes are the priority. The location on Assiniboine Avenue adds further appeal, as these streets tend to hold value well due to their size and proximity to the river.

Five FAQs

1. Is the home's assessed value high for its condition given its age?
The assessed value is higher than the Woodhaven average ($42,200 vs $49,600), which largely reflects the land value rather than the structure. On its own street, the value is actually slightly below average ($53,300), which suggests the home itself is not overvalued compared to newer or updated neighbours. The land is clearly carrying the assessment.

2. What does "below average" for the build year actually mean in practical terms?
It means the home is older than most on the street and in the city. A 1951 build likely means original or early-era foundations, wiring, and plumbing. This is not a red flag, but a buyer should budget for potential updates to mechanicals and insulation. It also means the home may have more character and mature landscaping than newer builds.

3. How large is the lot relative to what's typical?
The land is roughly 80% larger than the average Winnipeg lot. It is in the top 4% citywide for size. On Assiniboine Avenue, it is still above average but less extreme—the street itself has larger lots than most of the city. This lot offers real privacy and outdoor potential that is rare in most central neighbourhoods.

4. Would this property be a good candidate for a duplex or infill development?
That depends entirely on current zoning and city regulations for the Woodhaven area. The lot size is generous enough to make such a project feasible from a space perspective, but a buyer should check the specific zoning, setback requirements, and any neighbourhood restrictions before assuming it's possible. The land area is a strong starting point, not a guarantee.

5. How does the home compare to others on Assiniboine Avenue specifically?
On its street, the home is average in size and assessed value, but slightly older and sitting on a larger-than-average lot. It is not an outlier, but it is positioned well—especially for someone who wants more land than the neighbours without paying a premium for a fully updated house. The street itself is a solid, mid-range performer by local standards.