133 Yale Avenue

Property Overview

This 1961-built, one-storey home at 133 Yale Avenue in Winnipeg's Crescentwood neighbourhood presents a distinct opportunity defined by its land and location. The primary appeal lies in its exceptionally large, 10,159 sqft lot, which ranks in the top 5% on its street and top 6% city-wide. While the 1,707 sqft living area is above average for Winnipeg, it is notably more modest compared to many larger, historic homes in Crescentwood. The property features a detached garage and an unrenovated basement. Its assessed value of $620k is above average city-wide and on Yale Avenue. This home last sold in 2019 for $55,100.

Key Characteristics & Ideal Buyer

The defining characteristic is the substantial, private lot in a prestigious area—a canvas for gardens, expansion, or future redevelopment. The house itself is a functional, mid-century dwelling on a street and in a neighbourhood dominated by older, often grander, estates. Its appeal is for a specific buyer: someone who prioritizes land size and location over move-in-ready luxury or historic charm. It would suit a long-term visionary comfortable with gradual updates, a builder/investor who sees the underlying land value, or a buyer seeking a spacious, quiet retreat close to the city's core, willing to live with the home's current condition while planning for its potential.

Frequently Asked Questions

1. Why is there such a large difference between the 2019 sale price and the current assessed value?
The 2019 sale price of $55,100 is not a market sale; it likely indicates a transfer between family members or a title change. The current assessed value of $620k is the city's estimate of its market value for taxation purposes and is a more relevant gauge.

2. Is the house significantly older or smaller than others in Crescentwood?
Yes, in two key ways. It was built in 1961, making it decades newer than the neighbourhood's many early-1900s homes (ranking in the top 4% for newness in Crescentwood). At 1,707 sqft, its living area is below the neighbourhood average, as many Crescentwood homes are substantially larger.

3. What does "unrenovated basement" typically imply?
It suggests the basement is in original or functional condition, lacking modern finishes. It likely has concrete floors and walls, basic lighting, and may house the mechanical systems. It offers potential but will require investment to become finished living space.

4. How does the lot size compare practically?
At over 10,000 sqft, the lot is nearly double the city-wide average. This provides exceptional outdoor space, greater distance from neighbours, and significant flexibility not found in standard lots, from adding structures to creating extensive landscaping.

5. The assessed value seems high for a 1961 home; what's driving it?
The value is driven predominantly by the premium land in a desirable, established neighbourhood. The assessment reflects the property's potential and location more than the current state of the dwelling, which is common for older homes on large lots in prime areas.