Property Overview: 17 Noble Avenue, Glenelm, Winnipeg
Section 1: Key Characteristics & Appeal
This one-storey home in the established Glenelm neighbourhood presents a practical opportunity with notable strengths. Its key characteristics include a renovated basement, a detached garage, and a generous 4,035 sqft lot that is significantly larger than most in the immediate area. Built in 1922, the 1,096 sqft living space is typical for the street and neighbourhood.
The primary appeal lies in its lot size and location. The property sits on one of the larger parcels on Noble Avenue, offering ample outdoor space—a relative rarity that provides room for gardening, play, or future expansion. The renovated basement adds functional living space. While the home’s assessed value is above average for Glenelm, it remains well below the city-wide average, suggesting a more accessible entry point into a character neighbourhood.
This property would suit a first-time buyer or a downsizer looking for a manageable, single-level layout in a quiet, mature community. It’s also a sensible fit for a buyer who values private outdoor space over a large interior and sees potential in the existing structure and generous lot.
Section 2: Frequently Asked Questions
1. How does the lot size compare to nearby properties?
The 4,035 sqft lot is a standout feature. It ranks in the top 2% on Noble Avenue and the top 20% in Glenelm, meaning it is substantially larger than many neighbouring properties.
2. What is the significance of the assessed value being "above average" for the area but "below average" city-wide?
This indicates the home offers good value within the desirable Glenelm context, where property assessments are generally higher. The below-city-average assessment reflects the neighbourhood’s more modest home sizes and ages compared to newer suburban areas.
3. What should I know about a home built in 1922?
While offering classic charm, a home of this age will likely have older building systems (like plumbing and electrical) and require consistent maintenance. The renovated basement is a positive update, but a thorough inspection is essential to understand the condition of the original structure.
4. The last recorded sale was in 2021. How is that price relevant today?
The 2021 sale price provides a historical benchmark, but market conditions have evolved. It’s most useful for understanding the property’s recent turnover and should be used alongside current comparable listings and sales to gauge today’s value.
5. Who would this property not suit as well?
It may not suit buyers seeking a modern, open-concept layout or extensive square footage above grade. The one-storey design with a basement also means all main living spaces are on a single level, which is efficient but may feel compact for some.