Property Overview: 11 Kirby Drive, Heritage Park, Winnipeg
Key Characteristics & Appeal
This 4-level split home, built in 1963, offers 1,495 sqft of living space on a 4,997 sqft lot. Its key feature is a renovated basement, adding modern functionality to the home's practical layout. The detached garage provides flexible storage or workshop space.
The primary appeal lies in its positioning within the Heritage Park neighborhood. The living area is notably above average for both the immediate street and the wider area, suggesting a home that offers more interior space than many of its local peers. This is balanced by a below-average assessed value for the street and area, which could indicate a value opportunity for a buyer. The home suits practical buyers looking for a character home with updated essentials, or those seeking a solid footprint in a mature neighborhood without paying a premium for lot size, as the property sits on a smaller-than-average parcel for the area.
Frequently Asked Questions
1. Is the assessed value a reliable indicator of the likely selling price?
Not directly. The assessed value is for municipal tax purposes. The home's assessed value is below average for its street, but its living space is above average. Market conditions, the renovated basement, and buyer demand will ultimately determine the sale price.
2. What does the "above average living area but below average lot size" dynamic mean for me?
It suggests a home optimized for indoor living space rather than expansive outdoor grounds. This is ideal if you prioritize room to grow inside, entertain, or work from home, and are comfortable with a standard-sized yard for maintenance.
3. The home sold in 2016 and 2019. What can we infer from that?
The two sales in a relatively short period could indicate a previous investor/flip (especially given the recent basement renovation) or simply changing personal circumstances. It's worth investigating the nature of the renovations done during that time.
4. How does the age of the home (1963) factor in?
Built in 1963, the home is of average age for its street but older than most in Heritage Park. This means major systems (roof, wiring, plumbing) may be due for inspection or updates, but the home also comes from an era of solid construction and simple, functional layouts.
5. Who are the most logical buyers for this property?
First, value-conscious buyers who want more interior space than is typical for the area. Second, young families or professionals who appreciate the separation of living spaces a 4-level split provides and the modernized basement. It may be less suited for buyers whose top priority is a large, private yard.