91 Hindley Avenue – Property Summary

Key Characteristics & Buyer Profile

This is a 2004-built home with 1,333 square feet of living space on a 10,585-square-foot lot. What stands out immediately is the year built—it ranks in the top 5% on its street and in the neighbourhood, which means it’s significantly newer than most surrounding homes (the street average is 1957). The assessed value of $439,000 also places it well above local averages: top 9% on the street and in the area.

The appeal here isn’t just newness. The lot size is where this property really separates itself. City-wide, it falls in the top 5% for land area, even though it’s only around average for its immediate street and neighbourhood. That suggests you get a genuinely large yard relative to most Winnipeg properties, without paying a premium for an oversized lot in a luxury enclave. The living area, while above average locally, is closer to the city-wide norm, so the interior is comfortable but not oversized.

This would suit a buyer who values newer construction in an older, established neighbourhood. It also works well for someone who wants substantial outdoor space—gardening, storage, room for kids or pets—without moving to a newer subdivision on the edge of the city. The combination of a modern home and a deep lot is relatively uncommon in areas like Worthington, where many homes are from the 1950s or 60s. It’s less suited to someone who needs maximum square footage inside or who prefers a smaller, low-maintenance yard.

Five Frequently Asked Questions

1. How does the assessed value compare to what I’d actually pay?
The assessed value of $439,000 is a benchmark the city uses for taxation, not a market price. It ranks well above local averages, which reflects the newer build and larger lot. But sale prices in the area can vary depending on condition, updates, and demand. It’s best to look at recent sales of similar homes in Worthington to gauge market value.

2. The land area is top 5% city-wide—does that mean the lot is unusually large?
Yes, but with context. On this street and in the neighbourhood, the lot size is around average. That’s because many homes in Worthington also have generous lots. Across all of Winnipeg, though, a 10,585-square-foot lot is in the top 5%—meaning most city properties are on smaller parcels. You’re getting a sizeable yard by city standards without it being an outlier in the immediate area.

3. Is the living area of 1,333 sqft considered small for a 2004 home?
It’s on the modest side for its era. Many homes built in the early 2000s trend larger, especially in newer subdivisions. But in Worthington, where the average home is much older and often smaller, this is actually above average. It’s a practical size—enough for a family without excess space that needs furnishing and heating.

4. Why is the year built rank so high (top 5%) on the street and in the neighbourhood?
Because most homes on Hindley Avenue and in Worthington were built in the 1950s and 1960s. The street average is 1957, and the neighbourhood average is 1962. A home from 2004 is nearly 50 years newer than the typical house nearby. That means modern construction standards, better insulation, and fewer immediate renovation needs, but it also stands out architecturally from the older character homes around it.

5. What does the “neighbourhood analysis map” show that the rankings don’t?
The rankings give you a broad sense of how this home compares numerically. The map lets you see its lot size, year built, living area, and assessed value side by side with individual nearby houses. You can spot patterns—for example, whether newer homes cluster on certain blocks, or whether large lots are more common on one side of the street. It’s useful for understanding the immediate context, not just the averages.