Property Overview: 316 Morley Avenue, Lord Roberts, Winnipeg
Section 1: Key Characteristics & Appeal
This is a modest, century-old character home (built 1912) on a desirable lot in the established Lord Roberts neighbourhood. Its key characteristic is its proportion: while the 680 sqft living area is notably compact—ranking in the bottom 5% for size on its own street—the 2,509 sqft lot is well above average for Morley Avenue (top 18%). This creates a classic city lot with valuable outdoor space relative to the home's footprint.
The appeal lies in its position as a potential entry point into a mature neighbourhood. The assessed value is modest and around average for the immediate area, suggesting a relatively accessible price point for the location. It would suit a first-time buyer, an investor, or someone seeking a downsizing opportunity who values lot size and location over interior square footage. The property represents a "land play" with a liveable house, ideal for a buyer with a vision for gradual updates, an addition, or who simply prioritizes garden space over a large interior. Its recent sale history (last sold between $150k-$200k in 2016) indicates it has served as an affordable holding in a central community.
Section 2: Frequently Asked Questions
1. Is the house too small?
At 680 sqft, it is significantly smaller than most Winnipeg homes. It would require efficient use of space and is best suited for one or two people. The trade-off is the larger-than-average lot for the street.
2. What does the assessed value tell us?
The $22,700 assessment is not a market price but a tax valuation. That it's near the street average suggests the property is not considered unique or derelict by the assessor, but rather a standard, lower-value home for the area. Market value is determined by current sale conditions.
3. What are the implications of a 1912 build date?
This age is typical for the core of Lord Roberts. Buyers should budget for and expect the maintenance needs of a 114-year-old home, including potential updates to wiring, plumbing, and insulation. A thorough inspection is essential.
4. Why is the lot size important here?
The lot is a standout feature for the street. It offers more private outdoor space than neighbours and provides flexibility not found on a standard tiny lot, such as room for a garage, shed, garden, or future expansion (subject to zoning).
5. What can nearby sales tell us?
The listed comparable sale at 249 Morley Ave (larger home, sold 2016 for $150k-$200k) and the similar assessment of nearby properties suggest a consistent, modest value range for the block. For a precise current value, researching recent sales of similar-sized homes in Lord Roberts and Riverview is necessary.