Property Overview
12 Hespeler Avenue is a compact, one-storey home in Winnipeg's Glenelm neighbourhood. Built in 1926, its 740 sqft of living space is modest, placing it below average in size for the street, area, and city. However, it sits on a lot that is larger than most on its block (3,462 sqft), offering valuable outdoor space. The home features a renovated basement and a detached garage. Its assessed value is notably higher than many immediate neighbours, suggesting updates or attributes not fully captured by square footage alone.
Key Characteristics & Appeal
This home’s primary appeal lies in its efficient use of space and its position on a desirable lot within a well-established community. It suits first-time buyers, downsizers, or investors looking for a lower-maintenance property with character in a central neighbourhood. The renovated basement adds functional living area, while the above-average lot size for the street provides a rare opportunity for gardening, expansion, or simply more private outdoor space—a premium in older neighbourhoods.
A thoughtful perspective is that this property represents a "value-over-size" proposition. While the interior is compact, its higher assessment relative to nearby homes often indicates quality improvements or a premium lot location. It’s a home for those who prioritize location, land, and a renovated foundation over sheer square footage, potentially offering a more affordable entry point into the community.
Frequently Asked Questions
1. Is the house too small?
At 740 sqft, the living area is below the average for Glenelm. It is best suited for individuals, couples, or small families comfortable with efficient, minimalist living. The renovated basement provides crucial additional space.
2. Why is the assessed value higher than many neighbours?
The assessment is above average for both Hespeler Avenue and Glenelm. This typically reflects factors like the renovated basement, the larger-than-average lot for the street, and/or significant updates not solely tied to square footage.
3. What is the potential for expansion?
The lot size (3,462 sqft) is a key asset, being larger than most on the block. This creates a tangible opportunity for future additions, a garden suite, or a substantial outdoor living area, subject to city zoning and bylaws.
4. What should I know about a 100-year-old home?
Built in 1926, the home has classic charm but requires a thorough inspection. Focus should be on the foundation, roof, wiring, plumbing, and the quality of the basement renovation to understand ongoing maintenance needs.
5. How does the sold price history work?
The listed price ranges are estimates from public data. To obtain the exact historical sale price for this property, you must request it via email from the source. This is a manual process they use to verify serious inquiries.