Property Overview: 38 Noble Avenue, Glenelm, Winnipeg
Section 1: Key Characteristics & Appeal
This one-and-a-half storey home, built in 1941, presents a compelling opportunity in the established Glenelm neighbourhood. Its key appeal lies in its above-average scale and recent updates relative to its immediate area. With 1,472 sqft of living space and a renovated basement, it offers more room than most comparable homes on Noble Avenue and in Glenelm. The property sits on a 3,999 sqft lot, which is also larger than many of its neighbours, providing valuable outdoor space.
The home’s assessed value of $290K positions it as a premium property within its local context, ranking in the top 15% on its street. This suggests it is a well-maintained or improved home in the area. The recent sale in late 2024 indicates strong market activity. It would suit buyers looking for a character home in a mature neighbourhood who value space and modern functionality (like a renovated basement) over a brand-new build. It’s particularly suited for those who prioritize being above the local averages for size and lot, offering a sense of value and substance within a specific, sought-after community rather than competing with newer suburban homes on a city-wide scale.
Section 2: Frequently Asked Questions
1. How does this home truly compare in the Glenelm area?
The data shows it ranks highly on its own street and in Glenelm for living area, lot size, and assessed value. Essentially, it's a larger, more valuable property than most of its direct neighbours, which is a significant advantage in this neighbourhood.
2. The city-wide rankings for value and lot size seem lower. Why is that?
This is a key perspective. While the home is a standout in Glenelm, city-wide comparisons include newer suburbs with larger lots and different market values. This home’s appeal is its premium position within a specific, mature neighbourhood, not in competing with newer subdivisions.
3. What does the sold price history indicate?
The sale in November 2024 shows recent market validation. The price range suggests a transaction that aligns with its status as a top-tier property for the street, likely reflecting its renovated condition and above-average size.
4. Is the 1941 build date a concern?
The year built (1941) is actually newer than most homes on Noble Avenue (which average 1919), ranking it in the top 5% on the street for age. This is a positive in Glenelm, indicating a potentially newer build than many character homes in the area.
5. What is the practical benefit of the detached garage and lot size?
The detached garage offers flexible storage or workshop space. The nearly 4,000 sqft lot, while below the city average, is above average for Glenelm, providing valuable private outdoor space that is less common in older, denser neighbourhoods.