2626 Assiniboine Crescent

Property Overview

2626 Assiniboine Crescent is a classic two-storey home in Winnipeg's Birchwood neighbourhood, built in 1963. Its primary appeal lies in its generous, mature 7,341 sqft lot and a renovated basement, offering a solid foundation in a well-established area. The home’s 1,800 sqft of living space is above average for the street and neighbourhood, suggesting good interior scale. It recently sold in late 2024, indicating a current market valuation.

This property would suit a buyer looking for a character home with significant outdoor space for gardening or family play, who is willing to take on a home of this age with the potential updates that typically come with it. It’s also a practical fit for those who prioritize lot size and interior space over newer construction or a garage. The rankings suggest it offers more space and a larger lot than many comparable local properties, which is a notable advantage in an older neighbourhood.

Key Questions for Consideration

1. What does the "renovated basement" entail?
Given the home's age, it's important to clarify the scope, quality, and permits for the basement renovation. Understanding if it's a cosmetic update or a full structural and moisture-proofing overhaul will significantly impact value and peace of mind.

2. How does the lack of a garage affect daily life and value?
The property has no garage. Buyers should assess the feasibility and cost of adding a structure later, or if street/potential driveway parking is sufficient for their needs, especially during Winnipeg winters.

3. The lot is large, but what is its condition and orientation?
A 7,341 sqft lot is a major asset. A viewing should assess how much is usable yard, the health of mature trees, the presence of any uneven settlement common in older areas, and whether the yard orientation offers desirable sunlight.

4. The home is above average in size for the area—does that mean it's efficiently laid out?
While the square footage is generous for the neighbourhood, the 1963 layout may have smaller rooms or a different flow than modern open-concept designs. Evaluating how the space functions for your lifestyle is crucial.

5. The assessed value is significantly lower than the recent sale price. Why?
Municipal assessed value ($42.7k) is for tax purposes and often lags behind the market. The late-2024 sale at $410k is the true market indicator, reflecting factors like the renovated basement, lot size, and recent market conditions that the assessment doesn't capture.