42 Armour Crescent – Property Summary

Key Characteristics & Buyer Profile

This property stands out almost entirely for its land. The lot measures 17,168 square feet, which ranks in the top 2% citywide in Winnipeg, top 4% in the Woodhaven neighbourhood, and is the single largest lot on Armour Crescent. By comparison, the average lot on the same street is just under 10,000 square feet. The house itself is more modest: 1,275 square feet of living area (below average for the street, around average for the neighbourhood and city), with an assessed value of $358,000 that tracks slightly below local averages. Built in 1956, it's older than the typical Winnipeg home but newer than many in Woodhaven.

The appeal here is clear for buyers who prioritize outdoor space over interior square footage. This is not a move-in-ready showpiece; it's a property where the land carries most of the value. It would suit someone looking to renovate or rebuild on a large, well-located lot in an established neighbourhood, or a buyer who simply wants a generous private yard in a city setting. A family who needs significant indoor space may find the house tight, but anyone who values gardening, outdoor entertaining, or room to expand should take a close look. The assessed value suggests the market hasn't yet fully priced in the lot premium, which could work in a buyer's favour.

Frequently Asked Questions

1. Why is the assessed value relatively low compared to the land size?
Assessed value reflects the combination of house and land. The house itself is smaller and older than many nearby homes, which pulls the total down. Land alone isn't assessed at its full redevelopment potential until a permit is pulled or a sale confirms it.

2. Is the house liveable as-is, or should I plan to renovate immediately?
The data doesn't include condition reports, but the 1956 build date and average living area suggest the house is likely functional but dated. Most buyers attracted to this lot should budget for at least moderate updates, unless they are comfortable with a mid-century interior.

3. How does the neighbourhood of Woodhaven compare to nearby areas?
Woodhaven is an established, largely residential neighbourhood with a mix of older and newer homes. The land sizes here are generous by city standards—notice that the average lot is about 10,000 square feet. It's not a trendy new development, but it offers mature trees and quieter streets.

4. Could I subdivide this property?
Subdivision depends on zoning, lot dimensions, and city regulations. The 17,168 square foot lot is large enough that it may meet minimum lot size requirements for severance, but you would need to check with Winnipeg's planning department. The property is currently ranked #1 on the street, so it's an outlier—neighbours likely have standard lots.

5. What is the competition like for properties with this much land in Winnipeg?
Properties with lots over 15,000 square feet inside the city are rare—only about 2% of comparable homes have this much land. Buyers looking for this kind of space typically have few options and are often willing to compromise on the house itself. This limits the pool of buyers but also means less competition from typical home shoppers.