96 Hindley Avenue – Property Overview

Key Characteristics & Buyer Profile

This is a small-footprint home on a notably large lot. The living area is 626 square feet, well below average compared to other homes on Hindley Avenue, in Worthington, and across Winnipeg. The house ranks in the bottom percentiles for size at every level. The assessed value sits at $264,000—close to average for the neighborhood but below the citywide median. Built in 1946, the home is older than most surrounding properties, though not dramatically so.

The standout feature here is the land area. At 9,252 square feet, the lot is among the largest in the city—ranking in the top 8% citywide. This is nearly 40% larger than the Winnipeg average. On Hindley Avenue itself, the lot size is roughly typical, but compared to the broader market, it’s generous.

Where the appeal lies: The real value is in the land, not the structure. Buyers who see potential in a renovation, an addition, or a teardown are the natural audience. The modest house and below-average living area mean most people would need to invest significant money or effort to make it comfortable as a primary residence. The neighbourhood is stable but not high-end, and the assessed value reflects that.

Who it suits: This property is best for investors, builders, or buyers with a long-term vision who are comfortable with a project. It might also work for someone who values outdoor space above indoor square footage and doesn’t mind a small home—but that’s a narrower fit. First-time buyers looking for move-in ready should look elsewhere.

Five Possible FAQs

1. Why is the assessed value relatively low for a large lot?
Location and street context matter. Hindley Avenue is not a high-value street, and the small living area pulls the overall assessment down. A large lot alone doesn’t guarantee a high value—buyers are also paying for what’s on top of it. The lot’s potential is not fully reflected in the current assessment.

2. Can I build a second home or add a suite on this lot?
Zoning rules vary by area and are not included in this data. A 9,252 sqft lot is large enough to support many development options, but you would need to check with the City of Winnipeg’s planning department. Don’t assume you can subdivide or build a secondary unit without verification.

3. How does the small living area affect resale value?
It caps the buyer pool. Even if you renovate, the footprint stays small. Most buyers want more than 600 square feet, and the rankings show this is a clear disadvantage. The upside is that the low purchase price may leave room for an addition—if that’s feasible and permitted.

4. What does “Top 8% citywide for land area” mean practically?
It means this lot is substantially larger than most in the city. For context, the average Winnipeg lot is around 6,570 sqft. You have nearly 2,700 extra square feet—enough for a large garden, a workshop, a garage, or future expansion. But bigger land also means more maintenance and potential property tax implications.

5. Is this a good investment property?
It depends on your strategy. As a rental, the small living area limits tenant interest—couples or singles would be the target. The land itself does not generate income. The stronger case is a buy-and-hold with eventual redevelopment. The low current value and large lot create upside, but that upside requires capital and patience.