Property Overview: 35 Rougeau Avenue, Mission Gardens, Winnipeg
Section 1: Key Characteristics & Appeal
This home at 35 Rougeau Avenue presents a specific value proposition centered on its generous lot. Built in 1976, the 842 sqft house is modest in size, ranking below average for living space within its neighborhood and the wider city. Its assessed value is similarly positioned below the area average. The standout feature is the 4,998 sqft land parcel, which is notably larger than most lots on Rougeau Avenue, ranking in the top 18% locally.
The primary appeal lies in this land-to-structure ratio. It suits a buyer comfortable with a smaller, older home who sees potential in the ample outdoor space for gardening, expansion, or future development, subject to zoning. It would also fit a pragmatic first-time buyer or downsizer seeking a lower entry point into the Mission Gardens area, with the understanding that the interior may require updates. The property’s recent sale history (2020) suggests it has been a maintained, functional home, but its below-average metrics indicate it’s not a turnkey or luxury offering. Its value is fundamentally in the land and location, with the house representing a functional starting point.
Section 2: Frequently Asked Questions
1. Is the assessed value the same as the market value?
No. The assessed value (31.60k) is for municipal tax purposes. The market value, or what a buyer would pay, is typically much higher and is influenced by current market conditions, the property’s state, and its desirable lot size.
2. The house seems small compared to others. What are the possibilities?
The below-average living area indicates a cozy layout. The significant lot size, however, could allow for a future addition or renovation to expand the living space, making it a candidate for a long-term customization project.
3. How does the 2020 sale price help determine current value?
The prior sale (CA$250k–300k) provides a historical benchmark. Current value would be adjusted based on market changes over the past five years, the property’s condition, and recent comparable sales in Mission Gardens.
4. What does the "below average" ranking for living area really mean for daily life?
It means the home’s floor plan is more compact than many in the area. This often translates to efficient, easier-to-maintain spaces but requires thoughtful organization. It may not suit those needing multiple large bedrooms or extensive common areas.
5. Why is the lot size a key point here?
On its own street, this property’s lot is larger than 82% of its neighbors. In a mature neighborhood, extra land is a finite resource. It offers more privacy, outdoor enjoyment space, and flexibility than typical lots in the immediate vicinity, which can be a strong long-term asset.