Property Overview & Key Characteristics
This 2017-built bi-level home at 34 Harrowby Avenue in Winnipeg's Glenwood neighbourhood offers a modern alternative in an area of mostly older homes. Its primary appeal lies in its contemporary construction, requiring less immediate upkeep than many neighbouring properties. With 957 sqft of living space and a renovated basement, it provides efficient, low-maintenance living on a manageable 2,565 sqft lot.
The home’s assessed value ranks above average for both its street and Glenwood, suggesting it is viewed as a premium property within its immediate context. This presents a nuanced value proposition: while its living space is modest compared to the Winnipeg average, you are acquiring a newer, turn-key home in a settled neighbourhood. It would suit first-time buyers seeking modern systems without the premium of a brand-new subdivision, or downsizers looking for single-level living (with basement expansion) and a smaller yard to maintain. The lack of a garage is a trade-off for the newer build and location.
Frequently Asked Questions
1. How does the 2017 build date impact value in this neighbourhood?
Being significantly newer than the neighbourhood average (1956 on this street) is a major advantage, typically meaning newer roofing, HVAC, windows, and electrical systems. This can translate to lower repair costs in the near term, though the assessed value already reflects this premium.
2. What does the above-average assessment but average-to-below size mean?
It indicates that factors beyond raw square footage—like the newness of the home, the renovated basement, and its condition—are heavily influencing its official valuation. You're paying more per square foot for the quality and age of the structure itself.
3. Is the smaller lot size a concern?
The lot is below average in size for the area. This limits expansive outdoor space but reduces yard maintenance. It’s a practical fit for those prioritizing indoor living space and ease of upkeep over large gardens or outdoor recreation areas.
4. Who might this property not suit?
Buyers needing abundant storage or multiple vehicles should note the lack of a garage. Those seeking a large, traditional yard or extensive square footage for a growing family may find the proportions compact. It’s best for those who value modern convenience over spaciousness.
5. How reliable is the sold price history from 2019?
The listed sale range (8/2019: $275k-$305k) provides a historical benchmark, but market conditions have changed. It’s most useful for understanding the home’s price trajectory relative to its current assessment, not as a direct indicator of today’s market value.