312 Beliveau Road – Property Summary

Key Characteristics & Buyer Profile

This is a 1957 bungalow with 686 sq. ft. of living space on a 4,040 sq. ft. lot, located in the Worthington neighbourhood of Winnipeg. The home is assessed at $228,000—significantly below street, neighbourhood, and city averages for comparable properties. Its living area ranks in the bottom 4% citywide, meaning it’s genuinely compact. The lot, while smaller than typical for the area, still offers an outdoor footprint that many condo dwellers would consider generous.

The appeal here isn’t about space or prestige. It’s about affordability and entry point. The assessed value is roughly $70,000 below the local neighbourhood average, and over $160,000 below the citywide average for comparable homes. That gap suggests a property that may require updates or simply trades square footage for a lower price tag. The year built (1957) is around average for the street and city, so you’re not dealing with an unusually old or new structure—just one that’s smaller than most.

This property would suit first-time buyers who prioritize budget over square footage, investors looking for a lower-cost entry into the Worthington area, or downsizers who want a single-storey home with a manageable lot. It’s a practical, no-frills option for someone who doesn’t need extra rooms but wants to own rather than rent. The trade-off is clear: you get less space and a smaller lot, but you also get a lower purchase price and potentially lower property taxes.

Frequently Asked Questions

1. How does the size compare to typical homes in Winnipeg?
This home is significantly smaller than average. With 686 sq. ft., it ranks in the bottom 3% citywide. Most comparable homes in Winnipeg are around 1,342 sq. ft., so this is roughly half the size of a typical house. It’s more in line with a one-bedroom-plus-den condo than a standard detached home.

2. Is the assessed value of $228,000 realistic for this area?
Yes—it’s below the street average ($297.7k) and well below the neighbourhood average ($315.3k). The assessment reflects the home’s smaller living area and lot size. It’s not an outlier; it’s simply a smaller, more affordable property in a neighbourhood where many homes are larger.

3. What condition should I expect from a 1957 home?
The year built is around average for the street and city, so this isn’t unusually old. However, a home from the late 1950s may have original systems (plumbing, electrical, furnace) or windows unless they’ve been updated. A thorough inspection is recommended, especially for foundations and roofing common to that era.

4. Can the lot size accommodate additions or landscaping?
At 4,040 sq. ft., the lot is smaller than average for the neighbourhood (7,831 sq. ft.) and citywide (6,570 sq. ft.). It’s enough for a small yard, garden, or patio, but there’s limited space for major expansions or large outbuildings. If outdoor space matters, you’ll want to check zoning for potential additions.

5. Why is the living area ranked so low but the assessed value not as low?
Living area and assessed value don’t move in lockstep. The home’s living area ranks in the bottom 4% citywide, but its assessed value ranks in the bottom 13%. That suggests other factors—like lot size, location, or condition—are partially offsetting the small square footage. The land itself still holds some value, even if the building is compact.