Property Overview
134 Greendell Avenue presents a well-proportioned home in Winnipeg's Minnetonka area, built in 1971. Its key appeal lies in a balanced offering: a functional 1,146 sqft living space on a notably generous 8,384 sqft lot. The home's assessed value is modest relative to the wider city, suggesting a potentially accessible entry point.
The property's standout characteristic is its land. The lot size ranks in the top 10% city-wide, offering above-average outdoor space for gardening, recreation, or future expansion—a valuable asset that becomes harder to find. While the house itself is average in size for its immediate street and neighbourhood, it sits on a parcel of land that is larger than most in both the city and the local area.
This home would suit first-time buyers or downsizers looking for a manageable footprint without sacrificing yard space. It also appeals to value-oriented buyers who see potential in the land itself, whether for long-term enjoyment or as a strategic investment in a property where the lot may hold a significant portion of the value.
Frequently Asked Questions
1. How does the assessed value relate to the likely selling price?
The assessed value for municipal tax purposes is $41,900k, but market conditions determine the sale price. The home last sold for an estimated $400k-$450k in 2021, which is a more relevant benchmark for current value.
2. Is the house smaller than others in the area?
The living area is slightly below the average for Minnetonka (1,146 sqft vs. an area average of 1,439 sqft). However, it is more aligned with averages on its own street and across Winnipeg, representing a comfortable, mid-size layout.
3. What does the lot size ranking actually mean for me?
Ranking in the top 10% city-wide for land area means you are getting more private outdoor space than 90% of properties in Winnipeg. For the neighbourhood, it's in the top 29%, offering more yard than most nearby homes.
4. The home was built in 1971. What should I consider?
A 55-year-old home will likely have had several updates. A thorough inspection is essential to understand the condition of major systems like roof, plumbing, electrical, and insulation, which may need modernization or are due for replacement.
5. Why is there a discrepancy in the "city-wide average assessed value" shown?
The data shows two different city-wide averages: one for "comparable homes" ($390k) and the home's own assessed value ($41.90k). This highlights that assessed value is not a direct market comparison. The $390k figure likely reflects an average market value for a group of homes, while $41.90k is the specific, much lower tax assessment for this property.