313 Victoria Avenue E

Property Overview

This is a well-established, two-and-a-half storey home built in 1912, located on Victoria Avenue East in Winnipeg's Kern Park neighbourhood. Its primary appeal lies in offering above-average interior space for the area within a classic, character-filled property. The home features 1,736 sqft of living area, which ranks in the top quarter of homes on its street and the top 4% within Kern Park itself, making it notably more spacious than many neighbouring properties. It comes with a detached garage and an unrenovated basement.

The home is best suited for a specific type of buyer: those who value space and character over a modern build or a large yard. Its lot is compact (2,700 sqft), and its age means it likely requires a hands-on owner comfortable with the maintenance and potential updating of a century-old structure. It’s an ideal match for buyers seeking a substantial footprint in a central neighbourhood, who are prepared to invest in a home’s future rather than purchasing a move-in-ready, newly built property.

Key Considerations: Frequently Asked Questions

1. What does the assessed value tell me about the listing price?
The home's assessed value is $36,100. It's important to understand this is a municipal valuation for tax purposes, not a market price. The recent sold price range (late 2023) was between $285,000 and $315,000, which is the more relevant figure for understanding its current market value.

2. The living space is large for the area, but the lot is small. What are the implications?
This is a key trade-off. You gain significant interior room, which is rare in Kern Park, but have limited outdoor private space. This layout maximizes the home's footprint on the property, suggesting a focus on indoor living. It may also mean less exterior maintenance.

3. The home is over 110 years old. What should I be most concerned about?
While charm and solid construction are benefits, priority inspections should focus on the foundational integrity, the state of the original plumbing and electrical systems, and the roof. The mention of an unrenovated basement also warrants a careful check for moisture management and insulation.

4. How does this property compare to a newer home in the area?
The provided comparison to 307 Regent Avenue E (built 2024) is instructive. That newer home has a slightly smaller living area but a significantly higher assessed value. This highlights the market premium for modern builds with updated systems and finishes, versus the value placed on the space and potential of a character home.

5. The rankings show it's "below average" for year built and land area. Is this a disadvantage?
This depends on your perspective. These metrics are automated comparisons against all city homes, where newer builds on larger suburban lots are common. In its immediate context—an older, established inner-city neighbourhood—the home's age is typical and its above-average interior space is the more distinguishing and valuable feature.