Property Overview: 233 Thomas Berry Street, Central St. Boniface
Key Characteristics & Appeal
This two-storey home at 233 Thomas Berry Street is a modern standout in a historic neighbourhood. Built in 2023, it is a notably new construction on a street and in an area where the average home is over 80 years old. This offers a compelling blend of contemporary living—with modern building standards, energy efficiency, and likely minimal immediate maintenance—within the established, tree-lined charm of Central St. Boniface.
The home’s living space of 1,723 sq ft is generously sized compared to most local and city-wide counterparts, providing ample room for a growing family or those who value spacious interiors. A key feature is the renovated basement, which adds valuable flexible space for recreation, a home office, or guests. The property sits on a 3,127 sq ft lot, which is a manageable size for urban living while still allowing for private outdoor space.
Its appeal lies in this unique position as a modern, move-in-ready home in a mature community. It perfectly suits buyers who desire the character and location of St. Boniface but wish to avoid the potential renovations and upkeep of a century-old property. It would also be ideal for those prioritizing modern layouts, insulation, and mechanical systems. The above-average assessed value reflects its premium status as a new build in the area.
A thoughtful perspective: while the home is new, its lot size is modest relative to the city average. This positions it as a low-maintenance property for enjoying the neighbourhood’s amenities and culture, rather than for extensive gardening or large outdoor projects.
Frequently Asked Questions
1. Is the property tax bill likely to be high given the assessed value?
While the assessed value is in the top tier for the area, property taxes are calculated using a city-wide mill rate. You should expect taxes proportionate to this modern home’s premium valuation compared to its older neighbours.
2. What does having a "renovated basement" in a 2023 home typically mean?
In a brand-new home, this usually indicates the basement was fully finished as part of the original construction, not a later renovation. It suggests a complete, modern living space that matches the quality and style of the main floors.
3. There is no garage listed. Is there parking?
The listing specifies no garage. In this urban neighbourhood, parking is likely via a driveway or on-street. Verifying the exact parking arrangement would be an important next step.
4. The home sold for $16,800 in 2020, but now has a much higher assessed value. Why?
The 2020 sale price almost certainly reflects the purchase of the vacant land prior to construction. The current assessed value is for the completed, new house that now stands on the lot.
5. How does the lot size impact future potential?
At 3,127 sq ft, the lot is typical for the street but below the Winnipeg average. This means expansion potential (like a large addition) may be limited by zoning bylaws, but the lot is perfectly sized for a deck, patio, and low-maintenance landscaping.