164 Hindley Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 1,120 sqft single-family home built in 1980 on a notably large 9,898 sqft lot in the Worthington area of Winnipeg. Its assessed value sits at $322,000.

The property’s main strength is its land. City-wide, this lot ranks in the top 6%—nearly 50% larger than the typical Winnipeg parcel (6,570 sqft). That’s an uncommon find in an established neighborhood, and it offers genuine flexibility: room for a garage addition, a workshop, a sizable garden, or simply private outdoor space that most comparable homes lack. The house itself is newer than the surrounding stock—built in 1980 versus a street average of 1957—which means a more modern structural timeline, updated building codes, and likely less deferred maintenance on fundamentals like wiring and plumbing compared to older bungalows nearby.

The living area is slightly above the street and neighborhood averages but below the citywide norm for comparable homes. That’s not unusual for this price range and area. The assessed value tracks closely with both street and neighborhood medians, suggesting the market has priced this property consistently with its immediate context. The lot, however, is undervalued relative to its citywide scarcity—a detail buyers looking to add a secondary structure or subdivide (pending zoning) should note.

Who it suits: Buyers who prioritize outdoor space and long-term flexibility over a polished interior or premium finishes. Ideal for someone willing to invest sweat equity or modest renovation capital into a home that already sits on one of the better lots in the area. Also worth a look for those targeting Worthington specifically—it’s a stable, middle-aged neighborhood with a solid reputation. Less suited to buyers seeking a move-in-ready home with a modern open floor plan or those who want to minimize yard maintenance.

Five Frequently Asked Questions

1. How does the assessed value compare to homes currently for sale nearby?

The $322,000 assessment is right around the Worthington neighborhood average of $315,300 and slightly above the street average of $318,100. City-wide, it’s well below the average for comparable homes ($390,100), which reflects both the smaller-than-average living area and the fact that this property is in a more modestly priced section of the market. List prices may vary, but the assessment gives a reasonable baseline for what lenders and the municipality consider fair market value.

2. Is the lot actually usable, or is it odd-shaped or sloped?

The data shows land area alone—it doesn’t speak to topography or shape. A site visit is essential here. A 9,898 sqft rectangular lot is very different from a long, narrow one. That said, Worthington is largely a flat, residential grid neighborhood, so irregular shapes are less common than in newer subdivisions. Buyers should confirm setbacks, easements, and whether a secondary dwelling or garage is feasible.

3. Why is the year built a standout feature on this street?

Many homes on Hindley Avenue date to the 1950s and early 1960s. A 1980 build means this property avoids some common older-home issues: lead paint, knob-and-tube wiring, and insufficient insulation are less likely. It also often means a more functional floor plan for modern living, even if the square footage isn’t large. That’s a tangible advantage for first-time buyers who don’t want to immediately tackle major system upgrades.

4. How does the living area rank against comparable homes in the city?

This home’s 1,120 sqft puts it in the top 58% city-wide for comparable properties. That’s essentially average—not small, not large. The neighborhood and street averages are slightly lower (1,082 sqft and 1,046 sqft respectively), so relative to immediate neighbours, it’s a bit more spacious, but it won’t stand out in a broader market. Buyers expecting 1,300+ sqft should look elsewhere.

5. What does “Top 34%” for year built mean practically?

It means that among properties city-wide with similar characteristics, this home is newer than about two-thirds of them. That’s a modest advantage—not premium, but meaningful. A 1980 home is now 45+ years old, so age-related concerns (roof lifespan, furnace, windows) are still relevant, but the baseline is better than the 1960s average that dominates Worthington. A home inspection targeting these specific systems is still recommended.