2540 Assiniboine Crescent

Property Overview: 2540 Assiniboine Crescent, Winnipeg

Key Characteristics & Appeal

This well-situated one-storey home in Birchwood is defined by its exceptionally large, 14,000 sqft lot, placing it in the top 3% of Winnipeg for land area. The home itself is a manageable 1,577 sqft bungalow built in 1958, featuring an attached garage and a renovated basement. Its most compelling appeal lies in the combination of a massive, private yard in a mature neighbourhood with clear evidence of value appreciation, having sold for $780k in mid-2022—a price point that ranks in the top 2% city-wide for its assessment value bracket.

The property suits buyers prioritizing outdoor space and long-term value over a modern or large house. It’s ideal for someone looking for a blank-canvas yard for gardening, recreation, or future expansion, and who appreciates the single-level living a bungalow provides. A thoughtful perspective is that while the home’s living area is average for the area, the lot size is a rare commodity that offers both privacy and potential, making it a strategic purchase in a city where land is increasingly at a premium. It would particularly resonate with downsizers seeking a generous yard without extensive home maintenance, or with a family planner who values space for children to play more than interior square footage.

Frequently Asked Questions

1. How does the 2022 sale price compare to the current assessed value?
The home sold for $780,000 in June 2022, which is significantly higher than its current assessed value of $64,900. This is not unusual; assessed value for property tax purposes often lags behind market value, and the sale price is a strong indicator of its recent market worth.

2. Is the older build year (1958) a concern?
While the home is older, the listing notes a renovated basement, suggesting updates have been made. The older build year is balanced by the rare lot size and mature neighbourhood setting. A pre-purchase inspection would be essential to understand the condition of major systems and the scope of any future updates needed.

3. What does the "ranking" data actually tell me?
The percentile rankings compare this property to others on its street, in Birchwood, and across Winnipeg. For example, its lot size ranks in the top 3% in Winnipeg, meaning 97% of properties have smaller lots. Conversely, its build year is newer than only 35% of Winnipeg homes, confirming it’s an older structure in a city with many newer areas.

4. Who might this property not suit?
It may not suit buyers seeking a modern, move-in-ready home with contemporary layouts and finishes, as the core structure is from the late 1950s. It also may not fit those with mobility concerns if the renovated basement is not fully accessible, given it’s a bungalow with potential stairs to the lower level.

5. The nearby and "similar assessed value" listings seem unrelated. Why are they shown?
The "Nearby properties" are simply the closest homes geographically. The "Similar assessed value" listings show homes across Winnipeg with an identical tax assessment, not market value. They highlight how the same tax valuation can apply to properties in vastly different locations and styles, underscoring that assessment value is a poor standalone measure of market price.