Property Overview: 478 Besant Street, Winnipeg
Key Characteristics & Appeal
This home presents a compelling opportunity centered on its generous lot. Built in 1959, the 1,030 sqft house offers living space that is typical for the Munroe East neighborhood. Its standout feature is the 6,524 sqft land area, which ranks in the top 5% of the local area, offering significantly more outdoor space than most comparable properties. This creates immediate appeal for buyers looking for room for gardens, play areas, or future expansions like a shed or deck.
The appeal lies in its balanced positioning. The home is not an outlier in terms of size or assessed value within its immediate community, suggesting it fits comfortably within the neighborhood's character. This makes it a practical choice for first-time homeowners, downsizers seeking a manageable home with a large yard, or investors attracted to a stable, established area. The lot size offers a less obvious advantage: a sense of privacy and potential that is increasingly rare, providing a blank canvas for outdoor living that the interior square footage alone does not.
Frequently Asked Questions
1. How does the assessed value relate to the likely selling price?
The assessed value for municipal tax purposes is often different from market value. While it provides a benchmark, the recent sale history (between $250k-$300k in 2023) and current market conditions are more direct indicators of expected price.
2. What does the "Elite" ranking for land area actually mean?
It means this property's lot is larger than approximately 95% of comparable lots in the Munroe East area. You are getting a premium amount of land for this specific neighborhood.
3. Is a 1959-built home a concern?
The age is typical for the area. The key consideration is the condition and updates of major systems (like roof, wiring, plumbing, and windows) rather than the build year itself. A thorough home inspection is essential.
4. The city-wide averages for living area and value seem much higher. Why?
City-wide averages include many newer, larger suburban homes and higher-value districts. This property is more accurately compared to its immediate neighborhood (Munroe East) and street, where it aligns closely with local norms.
5. How can I get the exact historical sold prices?
The exact sold prices are not publicly listed in detail. As noted on the listing, you can request this information directly via email from the service, which manually provides the data.