Property Overview: 52 Noble Avenue, Glenelm, Winnipeg
Section 1: Key Characteristics & Appeal
This is a compact, one-storey character home built in 1912, situated on a modest lot in the established Glenelm neighbourhood. Its primary appeal lies in its affordability and renovated basement, presenting a straightforward opportunity in Winnipeg’s housing market.
Key Characteristics:
- The 720 sqft living area is notably smaller than most comparable homes in the area, ranking in the bottom 11% on its own street. This defines it as a cozy, low-maintenance footprint.
- It features a renovated basement, adding functional space.
- With an assessed value around $24,600, it is priced very accessibly, sitting near the average for Glenelm but well below the city-wide average.
- The lot size is smaller than typical for the neighbourhood and city.
Who It Would Suit:
This property is a practical fit for first-time buyers, downsizers, or investors seeking an entry point into the market with a manageable project. Its scale and price point are suited to those prioritizing financial accessibility and a simpler living space over size. The renovated basement offers immediate utility, making it a move-in-ready option for a buyer comfortable with a home whose character and proportions reflect its 1912 origins. It’s less suited for those needing ample indoor or outdoor space.
Section 2: Frequently Asked Questions
1. Is this a "below average" home?
In terms of physical size (both living area and lot), yes—it is smaller than most homes in Glenelm and Winnipeg. However, its assessed value is typical for the immediate neighbourhood, suggesting the market accounts for its scale. It represents a specific, affordable segment of the market.
2. What does the sold price history indicate?
It last sold between $18.5k and $21.5k in August 2017. The current assessed value of $24.6k suggests modest appreciation. This history indicates stability rather than dramatic growth, aligning with its profile as an affordable character home.
3. What are the less obvious considerations with a home of this age and size?
While the basement is renovated, a 114-year-old home will have a focus on maintenance of its original structure, foundation, and systems. The smaller size demands efficient use of space, but also means lower utility costs and less upkeep. Its value is heavily tied to the land and neighbourhood demand rather than its square footage.
4. How does the lot size impact the property?
The lot is smaller than average, which means lower exterior maintenance and potentially lower property taxes. It also means limited potential for expansions or additions, so the home’s current layout is likely its permanent footprint.
5. How does it compare to the nearby reference properties?
Compared to nearby sold homes (like 20 Noble Ave or 47 Cobourg Ave), this home has a significantly smaller living area and a lower assessed value. This clearly positions it as the more affordable, compact option on the block, rather than a direct competitor with larger, similarly-aged character homes.