82 Hindley Avenue — Property Summary

Key Characteristics & Buyer Profile

This property sits on an unusually large lot. At 11,163 square feet, the land area ranks in the top 4% citywide and top 8% within the Worthington neighbourhood—well above the local average of 7,831 square feet. The house itself is more modest: 884 square feet of living space, which is slightly below the street average and falls in the bottom third citywide. Built in 1945, it’s older than most homes in the area, though not exceptionally so for its street. The assessed value of $274,000 is below the neighbourhood average of $315,300 and well under the citywide average of $390,100.

The appeal here is straightforward: you’re buying land, not a finished home. For a buyer who values outdoor space, gardening, room for an addition, or simply a deep yard in an established neighbourhood, this lot offers rare potential. It would suit someone comfortable with a smaller, older house—or someone planning to renovate, expand, or rebuild. It’s less suited to anyone seeking move-in-ready square footage or a home that compares well to newer builds in the city. The trade-off is a low purchase price relative to the land value, which may offer equity upside if developed thoughtfully.

Frequently Asked Questions

1. Why is the assessed value so much lower than the city average?
The house is small (884 sqft) and older (1945), which depresses the overall assessment. The land itself is valued well above typical lots, but the structure brings the total down. In this case, the assessment reflects a modest building on a premium piece of land.

2. Could I add on to the house or build a second dwelling?
The lot size—over 11,000 square feet—is well above the minimum for most infill or subdivision possibilities in Winnipeg. Zoning and permitting would determine what’s allowed, but the land area alone gives you far more flexibility than a typical city lot. A local planner or architect could tell you what’s feasible on Hindley Avenue.

3. How does the living area compare to homes nearby?
It’s below the street average of 1,046 sqft and well below the neighbourhood average. On the street, it ranks in the bottom third. That said, many neighbouring homes may also be older, so the size range is likely wider than in newer subdivisions. The house is not unusually small for its era, but it is small by current standards.

4. Is the neighbourhood desirable?
Worthington is an established area with a mix of older homes and mature trees. The lot sizes here tend to be larger than citywide norms, which is a draw. The property ranks in the top quartile within the neighbourhood for land area, meaning it stands out even in a community of larger lots. It’s a quieter, less dense part of Winnipeg, with above-average land but average home values—suggesting stable but not rapidly appreciating prices.

5. How do the rankings work, and what does “Top 4%” actually mean?
The rankings compare this property to “comparable homes” within each scope (street, neighbourhood, city). A rank in the top 4% for land area means only 4% of comparable homes across Winnipeg sit on a larger lot. For assessed value, the top 77% means 23% of homes are worth more. The bar fill length shows how many peers you outperform—so the land bar is nearly full, while living area and year built are shorter.