Property Overview: 38 Glen Avenue, Norberry, Winnipeg
Section 1: Key Characteristics & Appeal
This Norberry home presents a distinct value proposition centered on its generous 8,100 sqft lot, which is notably larger than most in both the neighbourhood and the wider city. The house itself, built in 1947, is more compact at 918 sqft, placing it below average in size for the immediate street. This creates an interesting dynamic: a modest, vintage home on a substantial piece of land. Its assessed value of $306k is fairly typical for Norberry but sits below the average for Glen Avenue itself, suggesting a potentially accessible entry point on this street.
The primary appeal lies in this land-to-structure ratio. It’s a property for those who see potential in outdoor space—for gardening, expansion, or simply enjoying a larger yard—rather than in move-in-ready, expansive square footage. It would suit a practical buyer, perhaps a first-time homeowner or downsizer comfortable with a cozy layout, who values lot size over interior size and is prepared for the maintenance or update needs typical of a home from the 1940s. It’s less suited for those seeking a large, modern interior without renovation work.
Section 2: Frequently Asked Questions
1. Is the house too small compared to others on the street?
Yes, the living area is significantly below the street average. This is reflected in its assessed value being lower than most neighbours. The trade-off is the larger-than-average lot size.
2. What does the sold price history indicate?
The home sold in 2017 and again in 2019, each time within a typical price range for the area. This suggests a stable, non-speculative history in a mature neighbourhood.
3. Is the large lot a good investment?
Potentially. The lot size is a standout feature, offering more utility and future flexibility than most city properties. In a neighbourhood of similarly aged homes, a larger lot can be a key differentiator for value.
4. What should I consider about the age of the home?
Built in 1947, it is older than most homes on its street and in Winnipeg. Prospective buyers should budget for updates to major aging components like plumbing, electrical, windows, and the roof, and consider an inspection a necessity.
5. How can I get the exact past sold prices?
The website does not display exact MLS sold figures. You must request them directly via email, and they will be provided manually, typically by the end of the same business day.