184 Harbison Avenue W

Property Overview

This two-storey home on Harbison Avenue W in Winnipeg's Chalmers neighbourhood presents a distinct value proposition. Built in 1913, its key appeal lies in its generous 1,312 sqft of living space, which ranks in the top 5% for size on its own street and well above average for the neighbourhood. This is paired with a fully renovated basement, adding significant functional space. The property sits on a 2,724 sqft lot with a detached garage.

Its value is underscored by a recent sale price significantly above the local assessed value, indicating strong market appeal. The home suits practical buyers looking for above-average interior space in a mature neighbourhood without a premium price tag. It’s ideal for those who prioritize renovated living areas over a large yard or a newer build, and who see the character and established streetscape of an older community as an asset. A thoughtful perspective is that while the lot size is average for the street, it's below average city-wide, making this a home for those who value interior square footage over extensive outdoor space.

Frequently Asked Questions

1. How does the home’s age affect maintenance?
Constructed in 1913, the home is over a century old. While the renovated basement is a major update, prospective buyers should budget for and inspect the condition of age-related components like the foundation, original plumbing, wiring, and the roof, which may require attention sooner than in a newer build.

2. Is the assessed value an accurate reflection of the market price?
Likely not, based on recent activity. The home is assessed at $25.3k but sold for $34.2k in 2022—a price that ranked in the top 1% on its street. This suggests the property commands a market value well above its civic assessment, which is common for well-maintained or updated older homes.

3. How does the living space compare to other homes?
The living area is a standout feature. At 1,312 sqft, it is notably larger than most homes on Harbison Avenue W (top 5%) and in the wider Chalmers neighbourhood (top 9%). It offers space comparable to the average Winnipeg home, but potentially at a more accessible price point for the area.

4. What does the lot size mean for outdoor use?
The 2,724 sqft lot is around average for the street but below average for both Chalmers and Winnipeg overall. This means the yard space is functional but not expansive. It suits those who want manageable outdoor maintenance or who prioritize indoor living space, but may not suit those seeking a large garden or extensive recreational yard.

5. What is the context of the 2022 sale price?
The $34.2k sale price was exceptionally strong for the immediate area, ranking in the top 1% of sales on the street and top 4% in Chalmers at that time. This indicates the property was highly desirable compared to its peers, likely due to its combination of size, renovation, and overall condition.